Buying and caring for a home
Inspecting a home before handover: where to start and how to record every repair item
Walk through the house in order, from doors and windows to damp marks and plumbing, through to the repair list, with tips on preparing and booking a re-inspection before you receive the keys.
A house that looked tidy on the viewing day may have details that only show up when you actually use it. So allow enough time at the handover inspection to walk through every room and record what you find. You do not need to start with a lot of tools; start by knowing what you bought, what you are supposed to receive, and which points an expert should check further. This approach can be used to prepare an inspection of both new and second-hand homes, though the scope of any repairs depends on the agreement in each case.
1. Prepare the list of what you agreed to buy before you prepare your equipment
Bring the floor plans, the materials list and the list of items included in the purchase, and compare them with the actual house. Book a time with enough light and ask for the water and electricity to be switched on so they can be tested. Bring a phone with space for photos, a notebook or a notes app, and a tape measure for any measurements you need. If you go with another person, divide the roles between the one who inspects and the one who writes things down so that no item is missed.
Separate what you can see for yourself from specialist work, such as the structure, the electrical system and places that require working at height. Match the scope of any professional inspection to the age and condition of the house. Do not open the electrical panel or climb onto the roof just to complete the checklist yourself.
Sources: Government Housing Bank: What to look at when you inspect a house yourself at handover
2. Go room by room and try things out as you would after moving in
Set a route from the front of the house into each room, then circle in the same direction in every room. Open and close doors and windows, and look at the locks, any rubbing and unusual gaps. Look at the ceilings, the walls and the area under the windows for damp stains, blistering paint or cracks. Record the location, and do not rush to conclude the cause from a photo alone.
Test the faucets, showers and sanitary fixtures through normal use. Look for water at joints and under cabinets, and check the drainage. If you see cracks or damp marks that worry you, ask for the repair history and have an expert assess them further. Fresh paint can make earlier marks hard to see, so ask about any recent renovation work as well.
- Take a wide shot of the room first, then photograph the spots that need further checks
- Compare the equipment you receive with the list attached to the contract, not with your memory
- Note any spots you cannot reach or have not been able to test, as items still to be checked
3. Write up repairs so that both sides understand them the same way
Instead of noting “the bathroom has a problem,” state the floor, room, location, symptom and photo number, for example “2nd-floor bathroom, under the washbasin, water drips after the faucet is turned on, photo B-04.” This kind of information helps the repair worker find the spot and lets the buyer re-check exactly the right thing. The words “already fixed” should come with the inspection date and the result of a trial use.
| What to record | Example |
|---|---|
| Location and symptom | 2nd-floor bedroom door sticks along the bottom edge when closed |
| Evidence | Photo H-07 and a video of the door opening and closing |
| Follow-up | Person responsible, repair appointment date and re-inspection date |
4. Before handover, check outstanding work and the items you must receive
Arrange a re-inspection using the original list and test the symptoms you found before. Do not just check that the paint or surface looks neat again. If work is still outstanding, agree in writing who is responsible, the deadline and how they will come to fix it, taking the terms of the contract into account. Do not assume on your own that signing for handover or completing the transfer leaves all your rights unchanged in every case.
On handover day, collect the keys, remote controls, access cards, manuals and warranty documents. Record the meter readings and the date you start being responsible for costs. Keep the whole list in the same folder as the pre-handover photos, so it is easy to find when you have moved in and need to report repairs later.
