Answer
HDB Resale Flat Inspection — What to Check
You're spending $400K–$800K on a resale flat. Spending $200–$400 on a proper inspection before exercising the OTP is the best money you'll spend in the entire process.
Answer: A professional HDB resale inspection costs $200–$400 and covers structure, plumbing, electrical, and dampness. Common issues: spalling concrete ($500–$3K), concealed pipe leaks ($1K–$5K), uneven floors ($2K–$6K to screed), and outdated DB boxes ($300–$600). Do it before exercising the OTP so you can negotiate or walk away. HDB mandates sellers fix essential items (pipes, toilets, wiring, windows). Check if the flat is eligible for the Home Improvement Programme (HIP) — HDB covers 87.5–95% of upgrade costs.
Common Issues & Repair Costs
What inspectors typically find in HDB resale flats
| Issue | Repair Cost | Severity |
|---|---|---|
| Hairline wall cracks | $50–$200 | Low |
| Spalling concrete (ceiling) | $500–$3K | Medium |
| Uneven floors (screeding) | $2K–$6K | Medium |
| Concealed pipe leak | $1K–$5K | High |
| Full pipe replacement (20+ yr) | $2K–$5K | Medium |
| DB box upgrade | $300–$600 | Medium |
| Full rewiring (4-room) | $3K–$8K | High |
| Hollow/loose bathroom tiles | $1.5K–$4K | Medium |
Costs are estimates for 2026. Actual costs depend on extent of damage and contractor rates.
Professional Inspection Cost by Flat Type
| Flat Type | Inspection Fee | Duration |
|---|---|---|
| 3-Room | $200–$250 | 1–1.5 hrs |
| 4-Room | $250–$300 | 1.5–2 hrs |
| 5-Room / EA | $300–$400 | 2–2.5 hrs |
Buying an HDB resale flat?
Factor in inspection and potential repair costs when budgeting. Run the full pipeline to see your total cash outlay.
FAQ
Should I hire a professional inspector for an HDB resale flat?
Yes, strongly recommended. A professional HDB inspection costs $200-$400 depending on flat size (3-room ~$200, 4-room ~$250-$300, 5-room/EA ~$350-$400). The inspector checks structural integrity, plumbing pressure and drainage, electrical wiring safety, wall/ceiling cracks, window seals, flooring levelness, and dampness. They'll produce a report with photos, severity ratings, and cost estimates for repairs. This $200-$400 can save you $5K-$20K in unexpected renovation costs. Book the inspection during the Option period (before exercising OTP) so you can negotiate the price down or walk away. Some inspectors also check for asbestos in older flats (pre-1990s).
What structural issues should I check in an HDB resale flat?
Key structural checks: (1) Cracks — hairline cracks in walls are cosmetic ($50-$200 to patch), but cracks wider than 3mm or diagonal cracks near windows/doors may indicate structural settlement ($2K-$10K to repair). (2) Ceiling — look for sagging, water stains (leak from above), or spalling concrete (exposed rebar = $500-$3K per area). (3) Floors — use a marble or golf ball to check levelness. Uneven floors cost $3-$8 PSF to screed ($2K-$6K for a 4-room). (4) Walls — tap walls to check for hollow spots behind tiles (loose tiles = hack and re-tile, $1.5K-$4K per bathroom). (5) Windows — check for cracks in glass, rusted frames, and failed seals. HDB requires owners to maintain windows under the Window Inspection Scheme every 5-10 years.
What plumbing issues are common in HDB resale flats?
The most common plumbing issues: (1) Low water pressure — run all taps and showers simultaneously. Pressure below 1 bar needs a booster pump ($300-$600 installed). (2) Slow drainage — fill each sink/bathtub and time the drain. Slow drains mean pipe buildup ($150-$400 to jet-wash, or $500-$2K to replace pipes). (3) Toilet flush — weak flush or running toilet usually means worn-out internal parts ($50-$150 to replace). (4) Water heater — check age and capacity. Heaters over 8-10 years old should be budgeted for replacement ($200-$600). (5) Pipe leaks — look under sinks for water stains or mould. Concealed pipe leaks in walls/floors are the most expensive to fix ($1K-$5K). For flats older than 20 years, PVC waste pipes may need full replacement ($2K-$5K).
What electrical issues should I check?
Electrical checks are critical for safety: (1) DB box (distribution board) — older flats may have rewirable fuse systems instead of modern MCBs/RCCBs. Upgrading a full DB box costs $300-$600. RCCBs (earth leakage protection) are essential — if the flat doesn't have them, budget for it. (2) Power points — test every socket with a plug-in tester ($15 from hardware store). Look for burn marks, loose sockets, or warm-to-touch plates. (3) Wiring — flats built before 2000 may have older PVC wiring. Full rewiring costs $3K-$8K for a 4-room flat but is rarely needed unless you're doing a full renovation. (4) Lighting — flickering lights suggest loose connections. (5) Aircon points — check if trunking has proper drainage and if power points are rated for aircon load (usually 20A). An electrical safety certificate from an LEW (Licensed Electrical Worker) costs $100-$200.
What repairs does HDB mandate for resale flats?
HDB requires certain items to be in working order at point of sale. Under the Essential Maintenance requirements: (1) Internal pipes must not leak, (2) Toilet bowls and cisterns must be functional, (3) Electrical wiring must be safe, (4) Windows must pass inspection under the Window Inspection Scheme. The seller is responsible for these repairs before handover. Additionally, HDB runs the Home Improvement Programme (HIP) for flats 60+ years old, covering structural upgrades like new pipes, electrical rewiring, and bathroom upgrades — HDB subsidises 87.5-95% of costs. If the flat hasn't undergone HIP yet but is eligible, factor that in — it's essentially free renovation from HDB. Check HIP status at HDB's website before committing.
What is a good inspection checklist for HDB resale?
DIY walk-through checklist before hiring a pro: (1) Visit at different times — morning for natural light, evening for noise. (2) Bring a phone torch — check under sinks, behind toilet, inside DB box. (3) Bring a marble — roll on floors to check levelness. (4) Run all taps simultaneously for 2-3 minutes — check pressure and drainage. (5) Flush every toilet 3 times — check for weak flush or leaks at the base. (6) Open and close every window — check for smooth operation and seal condition. (7) Check all power points with a phone charger at minimum. (8) Look at the ceiling for water stains (indicates leak from above). (9) Check the corridor outside — is the common area well-maintained? (10) Ask the seller about the last renovation date, any recurring issues, and whether HIP has been done. Total time: 30-45 minutes. If anything looks off, get the $200-$400 professional inspection before exercising the OTP.
Related
- HDB Resale Process (Buyer) — 8–12 weeks OTP to keys
- Renovation Budget HDB & Condo — 4-room HDB $40K–$65K
- HDB Renovation Guidelines 2026 — permit rules and restrictions
- HDB Essential Repairs Programme — HDB-subsidised structural upgrades
- OTP Guide — your 14-day window to decide
Last updated Feb 2026. Inspection and repair costs are indicative ranges based on market rates. HDB HIP eligibility and subsidies are subject to HDB's current policies. This is general information, not professional building advice.