Property Guides · Flat Handover
Flat Handover Checklist: What to Inspect and Collect Before You Take the Keys in Bengaluru
After years of payments and site visits, the handover letter finally arrives. It is natural to want the keys the same day. Yet the handover is the last point at which you can ask the developer to correct issues before you move in, and the papers you collect now will matter when you register the Khatha, sell, rent out or take a loan against the flat. A calm, unhurried inspection protects your investment.
What the RERA Act says about handover
The Real Estate (Regulation and Development) Act, 2016 sets out duties on both sides at this stage. It is worth knowing them before the inspection:
- Taking possession: under Section 19(10), the allottee is expected to take physical possession within two months of the occupancy certificate being issued for the flat.
- Your dues: Section 19(6) requires the buyer to pay the amounts due under the agreement for sale, along with their share of registration charges, municipal taxes, water and electricity charges and maintenance charges. Delayed payments can attract interest under Section 19(7).
- Conveyance and common areas: Section 17 requires the developer to execute a registered conveyance deed in your favour, hand over physical possession of the flat, and hand over the common areas and related documents and plans to the association of allottees, within the time set by local law (or, where there is none, within the periods the Act specifies).
- Defect liability: under Section 14(3), if a structural defect, or a defect in workmanship, quality or services covered by the agreement, is brought to the developer’s notice within five years of handover, the developer must rectify it without further charge within thirty days. If it is not rectified, the buyer may seek compensation under the Act.
The five-year defect liability is valuable, but it works best when you record the condition of the flat clearly on the day you take it over.
Before the inspection
- Ask the developer for a copy of the occupancy certificate (OC) for your block, and confirm it covers your floor and flat.
- Ask for a written statement of final dues — balance consideration, maintenance deposit, corpus fund, utility deposits and any other charges — and check each item against your agreement for sale.
- Keep your agreement, approved floor plan and specification schedule handy so you can compare what was promised with what has been built.
- Visit in daylight, with a tape measure, a phone charger to test sockets, a torch and a bucket of water. A family member, an engineer or your consultant can help you spot what you might miss.
Room-by-room inspection checklist
Walls, ceilings and floors
- Look for cracks, damp patches, uneven plaster and paint defects, especially near windows, bathrooms and the ceiling below any terrace or utility area.
- Tap floor and wall tiles; a hollow sound can indicate poor bonding. Check for chipped tiles, uneven joints and slope towards drains.
Doors, windows and balconies
- Open and close every door and window; check locks, hinges, handles and that sliding shutters run smoothly.
- Inspect window sealing and balcony railings, and pour water on the balcony to see whether it drains properly.
Plumbing and bathrooms
- Run every tap and shower, flush each toilet, and check water pressure and hot-water connections.
- Look under the kitchen and wash-basin counters for leaks, and check that floor drains do not overflow.
Electrical
- Test every switch and socket, check the distribution board is labelled, and confirm the points for air-conditioners, geysers and kitchen appliances match the specification.
- Confirm whether the electricity meter is in your name or still in the developer’s, and what backup power is provided.
Area, fittings and common areas
- Measure the main rooms and compare them with the approved plan; ask how the carpet area stated in your agreement was calculated.
- Check that brands and fittings match the specification sheet.
- Confirm your allotted car park, and look at the lifts, fire safety equipment, water supply and common amenities that were promised.
Record everything in writing
Prepare a dated snag list with photographs and give it to the developer in writing, keeping an acknowledged copy. Ask for a target date for each correction and re-inspect before you sign the possession letter. If you must accept possession with open items, note them on the possession letter itself rather than relying on verbal assurances. For defects that appear later, write to the developer promptly and keep copies; these records support any complaint you may need to file with Karnataka RERA.
Documents to collect at handover
- Registered sale or conveyance deed, and the possession letter
- Copy of the occupancy certificate and approved building plan
- Receipts for all payments, including maintenance deposit and corpus fund
- Electricity and water connection papers, and a No Dues letter from the developer
- Warranty cards and manuals for fittings and appliances supplied by the developer
- Details of the owners’ association, maintenance agency and contact persons
After registration, plan the next steps: applying for the Khatha (e-Khatha) in your name with the GBA (erstwhile BBMP), paying property tax, and transferring utility accounts. If your loan is with a lender such as ICICI Bank, State Bank of India, HDFC Bank or IDBI Bank, share the registered documents with the bank as required.
Key takeaways
- Confirm the OC covers your flat and check final dues against your agreement before paying.
- Inspect room by room in daylight and compare the flat with the approved plan and specifications.
- Give the developer a dated, written snag list and keep an acknowledged copy.
- Under Section 14(3) of the RERA Act, defects reported within five years of handover must be fixed free of charge within thirty days.
- Collect every document at handover, then begin the Khatha, property tax and utility transfers.
This article is for general information only. Please consult a qualified advocate, chartered accountant or your lender for advice specific to your situation.
Planning to buy, sell, rent or invest in East Bengaluru? Speak to VRS Realty Experte — call +91 63629 51919 / +91 99000 02791, WhatsApp +91 63629 51919, or email vrsrealtyexperte@gmail.com.