Buying process & handover
Handover inspection checklist and the 24-month DLP
Quick answerAfter you get the keys you have a 24-month defect liability period (DLP). Report defects in writing; the developer generally must repair within 30 days. If it doesn't, you can repair after giving notice and recover the cost (including from the stakeholder sum held by lawyers). Disputes can go to the Tribunal for Homebuyer Claims, up to RM50,000. Focus on hollow tiles, cracks, leaks, doors and windows, electrics and drainage.
30-second summary
- DLP: 24 months after handover
- Repair deadline: Generally 30 days after notice
- Self-repair: After notice if the developer fails; recover costs
- Tribunal: Claims up to RM50,000
- Record: Photos + written reports + copies
- Tools: Rubber mallet, level, socket tester, torch
What to bring
- A rubber mallet or coin (tap tiles for hollowness)
- A spirit level / phone level app
- A socket tester and phone charger
- A torch
- Masking tape or stickers (mark defects)
- Camera / phone (numbered photos)
- A bucket of water (test drainage and ponding)
Room by room
| Area | Check |
|---|---|
| Floor tiles | Tap for hollow sounds, cracks, uneven levels, gaps |
| Walls and ceilings | Cracks, patchy paint, water stains, mould |
| Doors and windows | Smooth opening, locks, seals, scratched glass, leaks after rain |
| Bathrooms | Floor falls to drain, ponding, leaks, toilet flush, water heater point |
| Kitchen | Sink drainage, cabinet fixing, gas / power points |
| Electrics | Every socket, switch and light; DB labelling |
| Water | Pressure, taps, meter reading |
| Balcony / facade | Drain holes, railing firmness, seepage |
| Common areas | Lifts, parking bay, access cards, pool, refuse room |
Using the defect period
- Report in writingUse the developer's form or email, with photos; keep copies and dates.
- Wait for repairsGenerally within 30 days. Re-check before signing off.
- If the developer doesn't fix itFollow the SPA notice procedure, repair yourself, keep receipts and recover the cost (including from the stakeholder sum).
- TribunalClaims up to RM50,000 at low cost, generally within 12 months after the DLP ends.
Tip: finish inspection and defect reports before renovating, or it becomes hard to tell who is responsible.
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Frequently asked questions
How long is the warranty on a new home?
Under the Housing Development Act, generally a 24-month defect liability period after handover.
How quickly must the developer repair defects?
Generally within 30 days of written notice.
What if the developer won't repair?
After notice you can repair and recover the cost from the developer, or apply to the Tribunal for Homebuyer Claims (up to RM50,000).
Should I inspect before renovating?
Yes. Inspect and report first so responsibility is clear.