New Launch Condo Defects Liability Period
You have 12 months after TOP to make the developer fix defects. Here's what's covered, how to report, and what to inspect.
Answer: The defects liability period (DLP) for new launch condos in Singapore is 12 months from the date of vacant possession (TOP). During this period, the developer is legally obligated to rectify defects in materials, workmanship, and finishing at no cost to the buyer. Report defects in writing with photos. Hire a professional inspector ($250–$500) to catch hidden issues like hollow tiles, waterproofing failures, and electrical faults. The developer must fix reported defects within a reasonable timeframe (typically 30 days for non-urgent, 7 days for urgent like water leaks).
DLP Timeline
| Milestone | When | What to Do |
|---|---|---|
| Key collection (TOP) | Day 0 | DLP clock starts. Do your first inspection within 1–2 weeks |
| First inspection | Week 1–2 | Walkthrough with checklist or hire inspector ($250–$500) |
| Submit defect list | Week 2–4 | Written report with photos to developer portal/email |
| Developer repairs | Week 4–12 | Developer schedules and completes rectification works |
| Second inspection | Month 3–6 | Check repairs are done properly. Report any new defects discovered |
| Final check | Month 10–11 | Last chance to report defects before DLP expires |
| DLP expires | Month 12 | Developer obligation ends. Any remaining issues are your responsibility |
Some developers may offer goodwill repairs after DLP, but they are not legally obligated.
What's Covered vs Not Covered
| Covered (Developer Must Fix) | Not Covered |
|---|---|
| Cracked or hollow tiles | Damage caused by owner or contractor |
| Water seepage & leaking | Normal wear and tear |
| Defective fittings (taps, handles, hinges) | Items installed by owner after TOP |
| Paint peeling, bubbling, or unevenness | Cosmetic preferences (colour, shade) |
| Window alignment & seal issues | Window damage from owner renovation |
| Electrical faults (sockets, switches) | Electrical work done by owner |
| Uneven flooring & poor levelling | Floor damage from heavy furniture |
| Plumbing defects (drainage, pipes) | Blockages caused by owner use |
How to Report Defects
Professional Defect Inspection
A professional inspector checks things most owners miss. Highly recommended for your first inspection.
| What They Check | Method | Why It Matters |
|---|---|---|
| Hollow tiles | Tapping rod on every tile | Hollow tiles crack and pop over time |
| Waterproofing | Water ponding test (48 hours) | Leaks destroy ceiling below, costly to fix later |
| Window seals | Water spray test, alignment check | Rain ingress damages walls and flooring |
| Electrical | Polarity test, earth leakage check | Safety hazard if wiring is wrong |
| Floor levelling | Spirit level across all rooms | Uneven floors affect furniture and doors |
| Drainage gradient | Water flow test in wet areas | Poor drainage causes ponding and mould |
Cost: $250–$500 for a typical 2–3 bedroom unit. Some inspectors charge more for larger units or penthouses. The report is usually delivered within 1–3 days.
Developer Obligations Under the Sale & Purchase Agreement
The developer's obligations during the DLP are governed by the Sale and Purchase Agreement (S&P) and the Housing Developers (Control and Licensing) Act. Key obligations:
- Rectify defects in materials and workmanship at developer's cost
- Complete repairs within a reasonable timeframe
- Use materials of equal or better quality for replacements
- Provide access for repairs at mutually agreed times
- Address common property defects through the MCST
Common property (lobbies, corridors, facilities, exterior) is covered separately. The MCST handles these defect reports with the developer on behalf of all owners.
Pro Tips for DLP
Buying a New Launch?
Factor in the full cost of buying — stamp duty, progressive payments, and holding costs while waiting for TOP.
FAQ
When does the defects liability period start?
The DLP starts from the date of notice of vacant possession (commonly called TOP or key collection). For most new launch condos, this is 12 months from when you receive your keys. The exact start date is in your Sale & Purchase Agreement.
What's covered under the defects liability period?
Defects in materials, workmanship, and finishing provided by the developer. This includes cracked tiles, water seepage, defective fittings (taps, door handles), uneven flooring, electrical faults, malfunctioning windows, paint defects, and plumbing issues. It does not cover wear and tear, damage caused by the owner, or items you installed yourself.
How do I report defects to the developer?
Most developers provide an online defect reporting portal or app (e.g., via their customer service team). Submit written defect reports with photos. Some developers schedule a formal inspection walkthrough within the first few weeks. Keep copies of all submissions and track response times.
What if the developer doesn't fix defects?
Follow up in writing with a reasonable deadline (14-21 days). If the developer still refuses or is unresponsive, you can: (1) escalate to the developer's management, (2) file a complaint with BCA (Building and Construction Authority), (3) seek mediation through the Singapore Mediation Centre, or (4) as a last resort, take legal action. Document everything.
Should I hire a professional defect inspector?
Recommended. Professional inspectors cost $250-$500 for a typical unit and will catch defects you might miss: waterproofing issues, hollow tiles (using a tapping rod), window alignment, electrical polarity, drainage gradient. They provide a formal report you can submit to the developer.
Related
Last updated Feb 2026. DLP terms are governed by your Sale & Purchase Agreement. Professional inspection costs are estimates. This is general information, not legal advice. Consult a lawyer for disputes.