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Quick answer
A flat handover checklist has three parts. First, check the documents: the occupancy certificate, possession letter, registered sale deed and the utility and khata transfers. Then test every room for cracks, damp, hollow tiles, sockets, taps, drains and windows. Finally, measure the flat for interiors. List every defect in writing before you sign.
Getting the keys to a new flat is a big day, and builders know it. The handover visit is often short, the site staff are in a hurry, and it’s easy to sign the possession letter after a quick walk around. Anything you miss that day becomes harder to get fixed later.
This flat handover checklist is the one we’d give a friend. It covers the papers, a room-by-room inspection you can do with a few simple tools, and the measurements you’ll need if you’re planning home interiors next.
Before the visit
- Ask for a full inspection slot. Two to three hours for a 2BHK, longer for a 3BHK. Go in daylight.
- Ask that the power and water be on. You can’t test sockets, taps or drains without them.
- Take someone with you. One person checks, the other writes and takes photos.
- Carry the floor plan and the agreement. You’re checking the flat against what was promised, including the specification sheet.
What to carry
| Tool | What it’s for |
|---|---|
| Measuring tape (at least 5 m) and a laser measure if you have one | Room sizes, ceiling height, wall lengths for the kitchen |
| Spirit level (2 ft) | Floors, counters, door and window frames |
| A coin or a small rubber mallet | Tapping tiles to find hollow ones |
| Socket tester or a phone charger | Checking every socket works |
| Torch | Corners, inside ducts, under sinks |
| Bucket and a small ball or marble | Floor slope in bathrooms and balconies |
| Masking tape and a marker | Marking defects on the wall so the builder finds them |
| Phone | Photos and video of every defect, with the room name said out loud |
Documents to check at handover
Papers come first. If something major is missing, the rest of the visit can wait.
| Document | Why it matters |
|---|---|
| Occupancy certificate (OC) | Confirms the building is approved to be lived in. Ask for a copy. |
| Possession letter | States the date you took possession. This date matters for the defect liability period. |
| Registered sale deed | Your proof of ownership. |
| Khata (e-Khata) in your name | Needed for property tax and future sale. Ask how and when it will be transferred. |
| Electricity meter (BESCOM) and water connection (BWSSB) | Ask for the meter numbers and the transfer process into your name. |
| Piped gas connection, if provided | Ask whether the line is live and who to contact for activation. |
| Paid receipts and no-dues letter | Make sure the final dues and the maintenance deposit are recorded. |
| Warranty cards and manuals | For any fittings, lifts, sanitaryware or appliances the builder supplied. |
| Approved floor plan | So you can compare the built flat with what was sold. |
Under RERA, the builder is responsible for fixing structural defects and defects in workmanship that you report within five years of possession. Keep everything in writing and dated. For anything legal, check with your own lawyer.
Flat handover checklist, room by room
Walls and ceilings
- Look for cracks, especially at corners of doors and windows and where walls meet the ceiling.
- Look for damp patches or bubbling paint, mainly on bathroom walls and outer walls.
- Shine a torch along the wall at a low angle. Waves and patches show up clearly.
Floors
- Tap every tile with a coin. A hollow, dull sound means the tile isn’t fully bonded.
- Check the gaps between tiles are even and filled.
- Lay the spirit level in a few places in each room. A bit of slope is normal near drains, nowhere else.
- Look for chipped edges and scratches, and mark them before you sign.
Doors and windows
- Open and close every door and window fully. They shouldn’t scrape, stick or swing open by themselves.
- Check locks, handles, stoppers and the main door’s peephole and latch.
- Check window frames for gaps and the rubber seals for tears. Monsoon rain will find them.
- Make sure the sliding windows’ safety stoppers and the balcony door lock work.
Electrical
- Test every socket and switch, room by room.
- Switch the MCBs on and off one at a time and check they’re labelled correctly.
- Check where the AC points, geyser points and the inverter wiring (if promised) are.
- Look for loose switchboards and missing cover plates.
Plumbing and bathrooms
- Run every tap and shower for a few minutes. Check the pressure and that hot and cold are the right way round.
- Flush every toilet more than once and check the cistern refills and stops.
- Pour a bucket of water on the bathroom floor. It should run to the drain, with no pools.
- Look under every washbasin and sink for drips, using the torch.
- Check the balcony and utility drains the same way.
Kitchen
- Check the sink inlet and outlet positions, and that the drain runs freely.
- Find the water purifier point, the chimney or exhaust cut-out and the gas point.
- Count the sockets near the counter. Most families need points for a mixer, microwave, purifier, chimney and fridge at least.
- If the builder fitted a counter, check it’s level and the joints are sealed.
Balcony and utility
- Check the railing is firm and at a safe height.
- Check the drain and the floor slope with water.
- Find the washing machine inlet, outlet and socket.
Measure the flat for interiors
This is the part most checklists skip, and it saves weeks later. While the flat is empty, take these measurements and photos:
| What to measure | Why your designer needs it |
|---|---|
| Floor to ceiling slab height in every room | Decides wardrobe height, lofts and whether a false ceiling fits |
| Beam positions and depth | Beams change where wardrobes and wall units can go |
| Each kitchen wall, end to end, and window sill height | Sets the kitchen layout and where wall cabinets stop |
| Positions of the sink, gas, purifier and chimney points | A modular kitchen is planned around these |
| Bedroom walls where wardrobes will go, including the door swing | Avoids a wardrobe that blocks the door |
| TV wall length and socket positions | For the TV unit and hidden wiring |
| Photos of every wall before anything is fixed | Shows where concealed pipes and wires run, so nobody drills into them |
Builder floor plans are a starting point, not a measurement. Walls in a finished flat often vary from the drawing, so your designer will still re-measure. Your own photos help catch problems early.
If you’re doing a modular kitchen, check the kitchen points now. Moving a sink or gas point after the kitchen is designed costs time and money.
After you sign: when to start interiors
Interiors take longer than people expect, so start planning before you get the keys if you can. At Q Oak, eligible modular work is delivered within 45–60 days of design sign-off, and the design stage comes before that. Here’s how an interior project runs, step by step.
Payments follow the work:
| Stage | Payment |
|---|---|
| Sign-up | 10% |
| Designs complete (before material selection, 3D renders and site validation) | 10% |
| Production starts | 50% |
| Materials ready for delivery | 30% |
What to budget next
As a rough guide for Bangalore homes, from our interior design cost guide:
| Home | Approx interiors cost |
|---|---|
| 2BHK | ₹5 lakh to ₹7.5 lakh |
| 3BHK | ₹7.5 lakh to ₹12 lakh |
| 4BHK or villa | ₹12 lakh to ₹20 lakh or more |
The modular kitchen and wardrobes usually take the biggest share. A 2BHK kitchen typically costs ₹1.5 lakh to ₹2.5 lakh.
FAQs
What should I check at flat handover?
Check the documents first: the occupancy certificate, possession letter, sale deed and the khata and utility transfers. Then inspect every room for cracks, damp, hollow tiles, sockets, taps, drains, doors and windows. Write down every defect and get the builder to acknowledge the list.
What documents are required for flat handover?
Usually the occupancy certificate, the possession letter, the registered sale deed, receipts and a no-dues letter, and details of the electricity, water and khata transfers. Builders differ, so check the list in your agreement and with your lawyer.
Should I take possession if there are defects?
That’s your call, and a lawyer can advise on your agreement. Many buyers take possession and give the builder a written, dated snag list. Under RERA, defects reported within five years of possession are the builder’s responsibility to fix.
How long does a flat inspection take?
Plan for two to three hours for a 2BHK and longer for a 3BHK. Go in daylight, with the power and water on, and take someone to help you write and photograph.
When should I start planning interiors for a new flat?
As early as you can, ideally before handover. Design takes a few weeks, and eligible modular work at Q Oak is delivered within 45 to 60 days of design sign-off. Starting early means you can move in sooner.
Can I hire someone to do the inspection?
Yes. Professional snagging inspectors work in Bangalore and bring tools like moisture meters. It’s worth it for larger homes, or if you can’t be there in person.
Planning the interiors next?
Use our interior estimate tool for a quick budget range, or bring your floor plan and handover photos to our JP Nagar or Whitefield studio. Both are open every day from 10:30 am to 8:30 pm.
