Snagger

Defects inspection in Singapore: HDB, condos and the defects liability period

By Mark Brincat5 min read

In Singapore the job is called a defects inspection, and the window to get things fixed is the defects liability period (DLP). It is short, so the first weeks after you get your keys matter a lot.

HDB flats

New HDB flats carry a one-year DLP, generally counted from key collection. During it HDB rectifies defects, usually through a Building Service Centre set up in the precinct for the purpose.

Some defects have longer cover: HDB has stated five years for ceiling leaks and external seepage, and ten years for spalling concrete.

A common piece of advice: inspect and report before renovating. Once a contractor has worked on a wall or floor, it becomes much harder to show a defect came from the original build.

Private condos and landed homes

For private property the DLP is set by the sale and purchase agreement — commonly 12 months. The start date depends on the agreement: often the earlier of key handover or a set period after the Temporary Occupation Permit. Since TOP can come weeks before you get your keys, read your agreement and work out the real end date.

Report defects in writing to the developer, keep the dates, and expect a reasonable time for repairs. Buyers often hire a professional defects inspector for the first walk-round.

CONQUAS and the Quality Mark

BCA's CONQUAS scores a building's workmanship by sampling units, focusing on major defects; developers and builders are banded on their track record. The BCA Quality Mark is a separate scheme for good workmanship. Both are useful signals when choosing a project — neither is a warranty, and neither replaces inspecting your own unit.

What to check

  • Tiles: hollow sounds (tap with a coin), cracks, uneven joints.
  • Walls and ceilings: cracks, stains that could mean seepage, uneven paint.
  • Windows: sealant gaps, stiff or misaligned sashes, scratched glass.
  • Wet areas: falls to the floor trap, leaks at fittings, sealant around the shower.
  • Doors, electrical points and switches, and the gas and water supply.

Photograph every item with something in frame for scale — more on that in photographs that hold up.

This is a general guide, not legal advice. Periods and rules change, and your own contract can add to them — check it, and take professional advice before relying on a deadline.