Answer
HDB Resale Flat Viewing Checklist — 15-Point Inspection
You're about to spend $400K–$800K on someone else's flat. A 30-minute viewing isn't enough — you need a system. Here's the 15-point checklist I'd use before putting down a single dollar.
Answer: Check water pressure (run all taps), ceiling stains (brown = active leak), power points (test every outlet), window seals, tile hollowness, and natural light at 2–4 PM. Visit twice — afternoon for sun/light, evening for noise. West-facing corridors get brutal afternoon heat. Budget $250–$450 for a professional inspector on flats older than 20 years. Findings can save you $5K–$15K in negotiations.
The 15-Point Checklist
Bring a phone charger, a marble, and a flashlight
| # | Check | What to Look For | Fix Cost |
|---|---|---|---|
| 1 | Water pressure | Run all taps + flush simultaneously | $300–$600 |
| 2 | Ceiling/walls | Stains, cracks >0.5mm, spalling | $1.5K–$3K |
| 3 | Power points | Test every outlet with charger | $80–$150/ea |
| 4 | Windows | Open/close, check seals and latches | $200–$400/ea |
| 5 | Flooring | Hollow tiles (knock), uneven floors (marble) | $5K–$8K |
| 6 | Kitchen | Gas stove, exhaust, cabinets for mould | $500–$2K |
| 7 | Bathroom | Drainage speed, grouting, toilet flush | $300–$600 |
| 8 | Doors | Sagging, sticking, gaps at frame | $150–$300/ea |
| 9 | Corridor facing | West = hot afternoon sun | — |
| 10 | Natural light | Check at 2–4 PM, lights off | — |
| 11 | DB box | Tripped breakers, burning smell | $800–$1.5K |
| 12 | Ventilation | Cross-ventilation, bathroom windows | — |
| 13 | Neighbours | Corridor condition, shoe racks, upkeep | — |
| 14 | Pest signs | Droppings, egg cases, mud tubes | $200–$500 |
| 15 | Phone signal | Test every room, check dead zones | — |
When to View
2–4 PM (weekday)
Worst-case sun exposure. West-facing units will be uncomfortably hot. You'll see exactly how deep natural light reaches into each room. If you need lights on at 3 PM — it's a dark unit.
7–9 PM (weekday)
Neighbours are home. You'll hear TV volume, corridor traffic, kids, mahjong. Check if stairwell and corridor lights work — burnt-out lights suggest poor town council maintenance.
Rainy day (bonus)
Water stains that look dry on sunny days will be actively dripping. The single best time to catch ceiling leaks. If you can only visit once, aim for a rainy weekday at 3–4 PM.
Planning your HDB purchase budget?
Factor in inspection costs, potential repairs, and renovation into your total budget.
FAQ
What should I check during an HDB resale flat viewing?
Focus on 15 key areas: (1) Water pressure — turn on all taps and flush toilets simultaneously. Low pressure on upper floors (above 15th) is common and costly to fix. (2) Ceiling and walls — look for water stains, cracks, bubbling paint. Brown stains = active leaks from above. Hairline cracks on walls are cosmetic; cracks wider than 0.5mm near windows or corners signal structural movement. (3) Power points — bring a phone charger and test every outlet. Dead sockets cost $80–$150 each to rewire. (4) Windows — open and close every window. Check for drafts, broken latches, and condensation between double-glazed panes. (5) Flooring — walk every room. Hollow-sounding tiles (tap with knuckles) may need re-tiling at $8–$15/sqft. (6) Kitchen — run the stove (if gas), check exhaust fan, open cabinets for mould or pest droppings. (7) Bathroom — flush toilets, check for slow drainage, inspect grouting for black mould. Re-grouting costs $300–$600 per bathroom. (8) Doors — open and close all doors. Sagging doors suggest shifted door frames. (9) Corridor facing — west-facing corridors get direct afternoon sun and heat. (10) Natural light — check how deep sunlight penetrates. Units facing the building's void deck or car park get less light. (11) Electrical panel — open the DB box, check for tripped breakers or burning smell. (12) Ventilation — check if kitchen and bathrooms have windows or only exhaust. Cross-ventilation needs windows on opposite walls. (13) Neighbours — look at the corridor condition, shoe racks, and general upkeep. (14) Pest signs — check behind kitchen cabinets, toilet pipes, and window ledges for droppings. (15) Phone signal — test your mobile signal in every room. Some HDB blocks have dead zones.
What time of day should I view an HDB resale flat?
View at least twice: once between 2–4 PM and once between 7–9 PM. The afternoon visit (2–4 PM) shows you worst-case sun exposure — west-facing units will be uncomfortably hot, and you'll see exactly how much natural light each room gets. Check if the living room needs lights on at 3 PM — if yes, it's a dark unit. The evening visit (7–9 PM) reveals noise levels when neighbours are home: TV volume, kids running, mahjong games, corridor traffic. Also check if the corridor and stairwell lighting works — HDB maintains common areas, but burnt-out lights in your block suggest poor town council maintenance. Weekday evenings are better than weekends because you'll hear the daily noise pattern. Rainy days are actually ideal for spotting leaks — water stains that look dry on sunny days will be actively dripping. If you can only visit once, choose a weekday at 3–4 PM on a rainy day. That single visit will reveal sunlight, leaks, and noise simultaneously.
How do I check water pressure in an HDB resale flat?
Turn on all taps simultaneously — kitchen, both bathroom basins, and the shower — then flush the toilet. If the shower drops to a trickle, you have a pressure problem. HDB flats above the 15th floor often have lower pressure because gravity feed weakens at height. Ground to 5th floor units rarely have issues. A booster pump costs $300–$600 installed, but check with HDB first — some blocks have centralised booster systems. Also test hot water flow: if the unit uses an instant heater, low pressure means lukewarm showers. Storage heaters (tank type) are less affected. Check under sinks for pipe condition: green copper stains mean corroding pipes. PVC pipes yellowed or brittle from age (pre-2000 flats) may need full replacement at $2,000–$4,000 for the whole flat. Ask the owner when pipes were last replaced. For pre-1990 flats, budget $3,000–$5,000 for full re-piping as part of renovation.
What structural issues should I look for in an HDB resale flat?
Three categories: ceiling, walls, and floors. Ceiling: brown or yellow water stains mean leaks from the unit above. Active dripping during rain = serious. Cost to waterproof from above: $1,500–$3,000 (the upstairs neighbour should pay, but disputes are common — HDB mediates). Spalling concrete (exposed rebar with rust stains) is structural and covered under HDB's Essential Repairs Programme for older flats. Walls: hairline cracks along joints are cosmetic ($200–$500 to skim coat). Diagonal cracks near windows or doors wider than 1mm suggest structural settling — get an inspector ($250–$450). Horizontal cracks along the middle of walls in older blocks (1970s–1980s) may indicate the wall was built with different materials that expand at different rates. Floors: hollow tiles (knock and listen for a dull thud vs a hollow ring) mean the tile has debonded from the screed. A few hollow tiles are normal in older flats. If more than 30% of tiles are hollow, budget $5,000–$8,000 to re-tile the whole flat. Uneven floors (check with a marble or ball) suggest poor original screeding — cosmetic but annoying with furniture.
Should I hire a professional inspector for an HDB resale flat?
Yes, if the flat is older than 20 years or priced above $600K. A professional inspection costs $250–$450 and takes 1.5–2 hours. They check: structural integrity (cracks, spalling), plumbing pressure and pipe condition, electrical panel and wiring safety, waterproofing in bathrooms, window seals, and ventilation. The inspector gives you a written report with photos — useful for negotiating price. Common findings that justify a price reduction: active ceiling leaks ($1,500–$3,000 repair), full re-piping needed ($3,000–$5,000), re-tiling needed ($5,000–$8,000), or electrical panel upgrade ($800–$1,500). Total potential renovation cost from inspection findings: $5,000–$15,000. If the seller is asking $550K and the inspector finds $10K in necessary repairs, you have a legitimate basis to negotiate $540K–$545K. For newer flats (under 10 years), a self-inspection using this checklist is usually sufficient. The flat is still under relatively good condition, and most issues are cosmetic.
What are red flags that should make me walk away from an HDB resale flat?
Six deal-breakers: (1) Active ceiling leaks with spalling concrete — the unit above has a serious waterproofing failure. Repair requires cooperation from the upstairs owner, which can take months of HDB mediation. If the stain is large (over 1 sqm) and the seller hasn't fixed it, walk away. (2) Burning smell from the electrical panel — indicates overloaded or deteriorating wiring. Full rewiring costs $4,000–$8,000 and is a fire risk until fixed. (3) Strong persistent mould smell — especially in bedrooms. Surface mould can be cleaned, but if the smell persists after cleaning, moisture is inside the walls. This means waterproofing failure or condensation issues that are expensive to resolve. (4) Severely uneven floors — more than 10mm slope across a room means the screed has failed. Hacking and re-screeding costs $6,000–$10,000 per room. (5) Pest infestation evidence — if you see cockroach egg cases, rat droppings, or termite mud tubes, the problem is established. Pest treatment costs $200–$500, but termites in the building structure means ongoing risk. (6) Neighbour issues — if you spot makeshift barriers, security cameras pointed at specific units, or aggressive notes in the corridor, there may be an ongoing dispute. Talk to the neighbours. A bad neighbour situation is the one problem money cannot fix.
Related
- HDB Resale Flat Condition Report — $250–$450 professional inspection
- HDB Resale Flat Inspection — structure, plumbing, electrical
- HDB Resale Negotiation Tips — 3–8% off asking price
- HDB Resale Process (Buyer) — 8–12 weeks OTP to keys
- Renovation Budget HDB & Condo — 4-room HDB $40K–$65K
Last updated Feb 2026. Repair costs based on 2025–2026 contractor estimates. Inspection costs based on market rates for licensed home inspectors in Singapore. This is general guidance, not professional building inspection advice.