This is for anyone about to collect the keys to a new home from a developer in Malaysia. The short answer: inspect every room slowly with a few simple tools, record each defect with a photo and its exact location, submit the list in writing and keep proof. Under the standard housing SPA you then have 24 months from vacant possession to report defects, and the developer has 30 days from your written notice to repair them. Below is the checklist I give my own buyers.
Before handover day: what to bring
You do not need expensive equipment for a first pass.
- Measuring tape to check room sizes, door widths and the space left for your fridge, washer and wardrobes against the floor plan.
- Spirit level (or a marble or golf ball) to check that floors, worktops and window sills are level.
- Socket tester or a phone charger to test every power point.
- Torch to shine low along walls and ceilings; the angle shows uneven plaster and cracks.
- Coloured masking tape and a marker to number each defect on the spot.
- Your phone, fully charged, for photos and video.
- A bucket, if water is connected, for the drainage tests below.
- A copy of your SPA floor plan and the developer’s defect form, if they have issued one.
Go in daylight if you can. If rain is forecast in the following days, plan a second visit afterwards, because leaks often show only after a downpour.
Room-by-room checklist
| Area | What to check |
|---|---|
| Walls and ceiling | Cracks, uneven plaster, patchy paint, damp patches or water stains, gaps at cornices and around fittings. |
| Floors | Tap each tile with a coin or key handle and listen for a hollow sound. Check for cracked or chipped tiles, uneven joints, lippage between tiles and gaps at skirting. |
| Doors | Open and close each one fully. Check for scraping, gaps, warping, loose hinges and that every key works in its lock. |
| Windows and sliding doors | Smooth opening, working locks, scratched frames, gaps in the sealant and cracked glass. |
| Plumbing | Run every tap for a minute or so and watch the pressure. Flush each toilet. Look under the sinks for drips and check that water drains away quickly. |
| Electrical | Test every socket and switch, every light point and the fan points. Check that the distribution board is labelled and the circuit breakers are in place. |
| Bathrooms and kitchen | Pour water on the floor and watch where it goes. It should run to the floor trap, not pond in corners. Check the grouting and the silicone around basins and showers. |
| Balcony and yard | The same water test: ponding, the slope to the drain, the railing fixed firmly and no cracks at the base of walls. |
| Built-ins | Kitchen cabinets, wardrobes if supplied, screws in every hinge hole, doors aligned and drawers that run smoothly. |
Hollow tiles need a word of caution. A slightly hollow sound at the edge of one tile is common; a whole area that sounds hollow is worth flagging firmly. Record them all and let the developer decide which to replace.
While you are there, compare the unit with the plan. If the layout or sizes differ from what you signed for, raise it in writing. My article on floor plan red flags covers what to look for.
How to record and submit defects
If it ever goes to the Tribunal, your paper trail is your case.
- Number every defect with tape on the spot, and use the same number in your list and your photos.
- Take two photos of each: one wide shot to show where it is and one close-up. A short video helps for leaks and drainage.
- Describe the location precisely, for example “Master bathroom, floor tile second from the door, cracked”.
- Use the developer’s defect form if they have one, and attach your own list and photos as well.
- Submit in writing and keep proof: an acknowledged copy, email or registered post, with the date.
- Keep a simple log of every submission, every visit by the contractor and every reply.
- Report before you renovate. Once your contractor has worked on the unit, the developer may say the damage was caused by the renovation.
When repairs are done, inspect them again before signing anything that says they are complete.
The defect liability period and the 30-day repair window
For homes sold under the standard Schedule G (landed) or Schedule H (strata) SPA, the defect liability period runs for 24 months from the date you take vacant possession, not from the date you finish the paperwork. It covers defects caused by poor workmanship, faulty materials or building not according to the approved plans.
Once you give written notice of a defect, the developer has 30 days from receiving it to repair it. If you are owed compensation for a late handover, that is a separate claim; I explain it in my article on late vacant possession and LAD.
If the developer does not repair
If the 30 days pass and nothing has been done, the SPA lets you carry out the repairs yourself and recover the cost, but there is a set order of steps:
- Get a written quotation from an independent contractor.
- Notify the developer in writing of the cost and give them one more chance to do the work. Reports differ on how long this second period is: EdgeProp (October 2026) says 14 days, while StarProperty (February 2024) and The Edge (December 2020) say 30 days. Follow the exact wording in your own SPA.
- If they still do not act, you can recover the cost from the stakeholder sum, usually 5% of the price held by a lawyer under the SPA.
Do not pay for repairs first and then ask for the money back without going through these notices. Also watch the timing: EdgeProp notes that part of the stakeholder sum may be released at eight months and the rest at 24 months after vacant possession. If serious defects are still open, tell the lawyer holding the sum in writing and get advice before it is released.
The other route is the Tribunal for Homebuyer Claims, which covers Peninsular Malaysia (Johor included) and Labuan. Claims are capped at RM50,000, the filing fee can be as low as RM10, lawyers are generally not allowed, and awards are normally made within 60 days. You must file within 12 months of the issue of the certificate of completion and compliance, the end of the defect liability period, or the termination of the SPA, whichever applies. For problems that show up after the 24 months, see my article on latent defects after the DLP.
When to hire a professional inspector
A careful owner can find most finishing defects. I suggest a professional inspector, usually a building surveyor or architect, when:
- the unit is large or a landed house with a roof, external drains and a bigger plot to check;
- you suspect leaks, structural cracks or electrical faults you cannot judge yourself;
- you live overseas or cannot attend in person;
- the developer is disputing your list and you may end up at the Tribunal, where an inspector’s report and evidence carry weight.
StarProperty reported fees of roughly RM500 to RM3,000 in early 2024, depending on the size of the unit. Ask whether the inspector will come back to check the repairs.
Questions about your situation?
If you are collecting keys soon or the developer is slow to fix your defects, send me a message and I will go through it with you.
Sources: EdgeProp, “Malaysian property buyer’s guide: defect liability period and developer accountability”, October 2026; EdgeProp, “Comprehensive overview: defect liability period”, October 2026; StarProperty, “New but not so perfect”, February 2024; Richard Wee Chambers, “A Practical Guide to Filing a Claim at the Homebuyer’s Tribunal”, September 2022; The Edge Malaysia, “Know Your Stuff: Understanding defect liability period and latent defects”, December 2020; StarProperty, “7 DIY steps for vacant possession”, May 2018
Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 12 October 2026, not legal, tax or financial advice.