A home inspection before possession means walking through your new flat or villa with a written snag list to spot defects in finishes, plumbing, electrics and fittings, and getting the builder to fix them before you move in. It is far easier to get defects corrected before you sign the possession letter and furnish the home. Under RERA, builders also remain responsible for defects reported within five years of possession.
Key takeaways
- Inspect in daylight, with water and power on, and take dated photos.
- Check each room for walls, floors, doors, windows, electrics and plumbing.
- Get the builder’s written acknowledgement of defects and a fix date.
- RERA Section 14(3) requires the builder to fix defects reported within five years, within 30 days.
Before you go: tools and preparation
- A printed copy of the approved floor plan and the specification sheet from your agreement.
- Measuring tape, a spirit level or level app, a torch and a plug-in socket tester or phone charger.
- A bucket and a marble or small ball to test floor slope and drainage.
- Masking tape or sticky notes to mark defects, and your phone camera.
- If possible, visit after rain. Coimbatore’s monsoon months are a good time to spot seepage.
The room-by-room snag list
| Area | What to check |
|---|---|
| Walls and ceilings | Cracks, dampness or patches, uneven plaster, paint quality, seepage marks near bathrooms and terraces |
| Floors and tiles | Hollow-sounding tiles (tap with a coin), chipped or uneven tiles, gaps in grout, slope towards drains |
| Doors and windows | Smooth opening and closing, locks, handles, gaps, glass condition, sealing against rain |
| Electricals | Every switch and socket works, earthing, MCB labels, fan and light points as per plan, AC points and geyser points |
| Plumbing | Water pressure, hot and cold lines, leaks under sinks, flush function, no backflow, drain speed |
| Bathrooms | Floor slope to drain, waterproofing, fittings as per specification, exhaust fan point |
| Kitchen | Platform level, sink drainage, gas pipeline or cylinder provision, exhaust point, water purifier point |
| Balconies and utility | Railing height and strength, drain outlets, slope, washing machine point |
| Measurements | Room sizes and carpet area match the agreement |
Common areas and building services
In an apartment, your home is only as good as the building around it. Check:
- Lifts, generator backup, fire safety equipment and emergency exits.
- Car parking allotment as per agreement.
- Water supply source, sump and overhead tank, and the sewage treatment plant if the project has one.
- Promised amenities such as the clubhouse, gym or play area.
For villas, also check compound walls, gate, terrace waterproofing, septic tank or sewer connection and site drainage.
How to record and follow up
- List every defect with its location and a photo.
- Submit the list to the builder in writing, by email or letter, and keep proof.
- Ask for a written schedule for rectification.
- Re-inspect after the work, before you sign the final possession letter if possible.
- Keep copies of everything for the five-year defect period.
Your rights under RERA
If the project is registered with RERA, Section 14(3) of the Real Estate (Regulation and Development) Act, 2016 gives you strong protection. Where you bring a structural defect or any other defect in workmanship, quality or provision of services to the builder’s notice within five years of possession, the builder must rectify it without further charge within 30 days. If the builder fails, you can approach the Tamil Nadu Real Estate Regulatory Authority for compensation. Read how to file a TNRERA complaint and RERA explained for home buyers.
Documents to collect at possession
- Possession letter and a copy of the completion certificate or occupancy approval, where applicable. See why the completion certificate matters.
- Warranty cards for fittings, lifts in villas, pumps and waterproofing.
- As-built electrical and plumbing layouts, which help when you drill walls later.
- Association membership details, maintenance charges and meter transfer steps.
Resale homes need an inspection too
If you are buying a resale flat or house, RERA defect liability may not help you, because it runs against the original builder and only for five years from the first possession. Inspect even more carefully: look for old leaks, termite damage, rusted railings, outdated wiring and pending society dues, and budget for repairs before you agree the price. Our resale home checklist covers the legal side.
Frequently asked questions
Should I sign the possession letter before the snags are fixed?
Try to agree a written list of defects and a date for fixing them before signing. If you must take possession, record the defects in writing with photos and have the builder acknowledge them.
How long is the builder responsible for defects under RERA?
Under Section 14(3) of RERA, if a buyer reports a structural defect or a defect in workmanship, quality or services within five years of possession, the promoter must rectify it without charge within 30 days. If not, the buyer can seek compensation.
Is it worth hiring a professional inspector?
For a first home or a high-value villa, a paid inspection by an engineer can find hidden problems with moisture, electricals and slopes. For simpler flats, a careful owner with this checklist can catch most issues.
What documents should I collect at possession?
Possession letter, completion certificate where applicable, occupancy or building approval copies, warranty cards, as-built electrical and plumbing drawings, keys list and association contacts.
This article is general information as of September 2026, not legal, tax or financial advice. Rules and rates change; confirm with a qualified advocate, chartered accountant or the relevant department before you act.
References
Buying a new home in Coimbatore?
We help buyers choose projects with good track records and clear approvals, and can guide you on what to check before possession.
