Handover of a New-Build Flat: A Step-by-Step Checklist

The best way to handle the handover of a new-build flat is to prepare in advance, inspect the flat systematically room by room, and have every defect you find recorded in the handover protocol. Signing the protocol is an important moment: do not include anything you do not agree with, and do not sign under time pressure. This article guides you through the preparation, the inspection itself and what follows.

What the handover is and why it matters

The handover (přejímka) is the moment when the developer hands over the finished unit to the buyer and the buyer confirms the condition in which they are accepting it. The result is a handover protocol, which describes the condition of the flat, the meter readings, the keys handed over and a list of the defects and unfinished work identified.

The protocol is later the main basis for any complaints. Whatever you do not record in it, you will have to prove with more difficulty. It is therefore better to give the handover enough time and not to rush, even if the developer offers a short appointment. General information about the whole purchasing process can be found in the new-build buyer's guide.

Preparation before the handover

Good preparation saves a lot of trouble. We recommend these steps:

1. Go through the contract and its annexes. Check what finish, materials and fittings were agreed. At the handover, you compare the actual state with them.
2. Prepare the project documentation and the list of fittings. The floor plan of the flat and the specifications of floors, tiles, windows, doors and fixtures will come in handy.
3. Set aside enough time. Allow several hours, ideally in daylight, so that the walls and floors can be seen properly.
4. Consider bringing an expert. A technician or construction supervisor will recognise defects that a layperson can easily overlook. This may be a separate paid service; check the price with the particular company.
5. Arrange the financial side. If you are financing the purchase with a mortgage, check with a mortgage specialist which documents the bank requires for drawing the loan and for the handover of the flat. You can calculate the approximate amount of the repayments in the calculator.
6. Bring the right tools. A tape measure, a spirit level or a smartphone with a level app, a powerful torch, a plug-in socket tester, a camera and a notebook.

Checklist: what to go through in the flat

We recommend going through the rooms in a fixed order and, for each defect, taking one wider photograph and one close-up. Here is an overview of what to focus on.

Entrance and doors

• The entrance door opens and closes without sticking, the lock works, and the number of keys handed over matches the contract.
• Door frames and doors inside the flat are not scratched or warped, they seal properly and do not scrape on the floor.
• The door bell and the video entry phone or intercom work.

Walls, ceilings and floors

• Plaster and paintwork are free of cracks, stains, bubbles and significant unevenness. Run your hand over the surface and look at the wall at an angle against the light.
• Floors are level, do not sag and do not creak when you walk on them. Check the joints, transition strips and skirting boards.
• Floor and wall tiles are intact, without chipped edges and with even joints. Tapping them will show whether any tiles sound hollow.
• The silicone joints in the bathroom and kitchen are continuous and clean.

Windows and balcony or terrace

• Windows open, tilt and close without problems, the fittings work and the seals are not missing.
• The glass is neither scratched nor cracked. Also check the window sills and blinds, if they are part of the delivery.
• The balcony or terrace slopes correctly towards the drain, the railing is firm, and the waterproofing and paving show no visible damage.

Electrical installation

• All switches, sockets and light points work and match the plan. Test the sockets with the tester.
• The distribution board is clearly labelled and the circuit breaker can be switched on and off.
• Check the data and aerial wiring, if it is part of the flat.

Water, drainage and heating

• Both hot and cold water run from the taps, the pressure is reasonable and nothing leaks. Run the water at all outlets at the same time.
• Drains work well in the shower, washbasin, bath and sink. Flush the toilet and watch whether the cistern refills.
• Radiators or underfloor heating warm up and the thermostats respond. Check that the valves do not drip.
• Check the traps and connections under the washbasin and sink for water leaking.

Ventilation, meters and fittings

• The fans in the bathroom and toilet extract air. The cooker hood and any heat recovery ventilation work.
• Write down the readings of all meters (electricity, water, heat, gas) and check that the numbers match those in the protocol.
• The kitchen unit, built-in appliances and sanitary ware (if included in the price) match the specification and are undamaged.
• If a cellar, parking space or garage is part of the purchase, inspect it as carefully as the flat.

How to record defects in the protocol

Have the defects described specifically: where they are, what they consist of and, ideally, with a reference to a photograph. General wording such as "minor defects" is unsuitable for enforcing your rights later.

• For each defect, state the room and the exact place (for example "living room, north wall, crack above the window").
• Ask for a deadline for remedying the defects and for the way in which you will be notified that they have been remedied.
• Check that the protocol contains all the details: date, meter readings, number of keys, and representatives of both parties.
• If you and the developer disagree, write into the protocol that you do not agree with a particular item.

A distinction is made between minor unfinished work and defects that prevent the flat from being used. Consult a lawyer on how to proceed in a specific case, especially if the defects are serious. Do not sign the acceptance if you are not sure that the protocol accurately describes the condition of the flat.

What follows after the handover

After the protocol is signed, the usual next steps are the remedying of defects, the handing over of documents and keys, and the transfer of responsibility for the flat to you. Practical steps:

• Keep track of deadlines. Write down the dates by which the developer is to remedy the defects, and check the defects again after they pass.
• Keep your documents. Store the protocol, photographs, warranty certificates and instruction manuals for the fittings in one place.
• Make complaints in writing. Report new defects that appear later to the developer in a verifiable way and keep a copy.
• Register your utilities. Transfer or conclude contracts for energy, water and internet, using the meter readings recorded in the protocol.
• Arrange insurance. Take out property and household insurance so that it applies from the moment you take over the flat.

If you are still choosing a flat and want to compare offers, in the project catalogue you will find new-build developments that you can filter, and you can browse them by area in the locations section. Information about builders is on the developers page. If you would like someone to prepare an offer for you, use the housing enquiry.

Frequently asked questions

Can I refuse the handover?

If the flat has serious defects that prevent it from being used, or if it does not match the contract, you can require them to be remedied before you accept it. The procedure and consequences depend on the wording of the contract, so discuss it with a lawyer in advance.

Should I bring a technician to the handover?

It is not mandatory, but an expert will uncover hidden and less visible shortcomings. Especially when buying a first flat, this investment often pays off. Check the price and scope of the service in advance.

What should I do if I discover defects only after moving in?

Notify the developer of the defects in writing as soon as possible, attaching photographs and a description. We recommend keeping the confirmation of delivery. Consult a lawyer about further steps and deadlines.