The day you get the keys to a new flat is also the best day to find its faults. Before the interiors start, every wall, tile, tap and socket is visible. Once the wardrobes are fixed and the kitchen is installed, a hollow tile or a leaking concealed pipe becomes far harder and more expensive to fix, and it is easier for the builder to blame your interior contractor.
A snag list is a written record of every defect you find at handover, given to the builder to fix before you move in or start interior work. Here is a practical, room-by-room snag list for new flats in Bangalore, with the tools you need and your rights as a buyer.
When to do the snag inspection
Do the inspection after the builder offers possession and before you sign the final handover or possession letter, if possible. Some builders invite buyers for a pre-handover inspection; use it.
Go in daylight, allow two to three hours for a 2 or 3 BHK, and bring someone to write while you check. If you are planning interiors, do the inspection before any interior work begins.
What to bring
- A spirit level and a measuring tape
- A plug-in socket tester and a phone charger
- A torch for corners, lofts and under sinks
- A small coin or a rubber mallet for tapping tiles
- A bucket for drain and slope tests
- Masking tape or sticky notes to mark defects
- Your phone camera, and a printed copy of the flat's floor plan
Walls and ceilings
Look for cracks in the plaster, especially around doors, windows and where walls meet beams. Hairline cracks in fresh plaster are common; wider or diagonal cracks need explaining.
Check paint for patches, drips, uneven colour and rough putty. Look closely at ceilings below bathrooms and terraces for damp stains, which can mean a waterproofing problem upstairs.
Hold the spirit level against walls in a few places. A wall that is noticeably out of line will show behind a wardrobe or a kitchen.
Floors and tiles
Tap each floor tile gently with a coin or mallet. A hollow sound means the tile is not fully bonded and may crack or lift later. Mark every hollow tile.
Check for chipped edges, cracks, uneven levels between tiles (lippage), and gaps or missing grout. Check that tile patterns and colours are consistent from room to room.
In bathrooms and balconies, pour a bucket of water and watch it drain. Water should flow towards the drain without pooling in corners.
Doors and windows
Open and close every door and window. They should move freely, close fully and lock without force. Check hinges, handles, locks, stoppers and keys for every door.
On sliding windows, check that the rollers run smoothly, the locks engage and the rubber seals are in place. Look for scratches or cracks in the glass.
Check gaps between door frames and walls, and between window frames and walls, for cracks or missing sealant that could let in rain.
Talk through layout, budget and timeline.
Plumbing and bathrooms
Run every tap, hot and cold, and check pressure and flow. Look under each sink for leaks at joints.
Flush every toilet several times and check that it refills and stops. Check the health faucet and shower.
Check that geyser points, exhaust fan points and mirror light points exist where the plans show them.
Look at the bathroom ceiling and the wall outside the bathroom for any sign of damp.
Electrical
Test every socket with the plug-in tester or a phone charger. Switch every switch and check what it controls. Check that every light point, fan point and AC point is live.
Open the distribution board and check that circuits are labelled, that there is an RCCB or ELCB for earth leakage protection, and that the AC and geyser circuits have their own breakers.
Check the inverter or power backup points if the builder has provided them, and ask which points run on backup.
Kitchen
Check the kitchen platform, if provided, for level and cracks. Run the sink and check the drain.
Check that the gas pipeline outlet, the chimney point, the water purifier point and the appliance sockets are where you expect them.
Balconies and utility
Check railing heights and fixing, drainage slopes and outlets, and any cracks where the balcony meets the wall. Check the washing machine inlet and drain in the utility area.
Your rights under RERA
Under the Real Estate (Regulation and Development) Act, if you report a structural defect or a defect in workmanship, quality or services within five years of possession, the builder must fix it without charge, normally within 30 days. Karnataka's RERA authority handles complaints if a builder does not respond.
Always report defects in writing, by email or a formal letter, with photos and dates. Keep copies. A verbal promise on handover day is hard to rely on later.
Also ask for the occupancy certificate, the approved plans, warranty cards for fittings and appliances provided by the builder, and the electrical and plumbing layout drawings.
Professional snagging
If you are not confident checking everything yourself, professional home inspection services in Bangalore check flats with moisture meters, thermal cameras and electrical testers. They typically charge from a few thousand rupees up to about Rs 15,000 for a 2 or 3 BHK, which is small compared with the cost of fixing a hidden leak after the interiors are done.
Book a free consultation with YellowDot Design Studio. We can walk through your new flat with you, flag what should go on the snag list, and plan interiors once it is fixed.
Start interiors on a fault-free flat