Flat Possession Checklist: Snag List Before You Take Handover

Handover day feels like the finish line. Legally and practically, it is the point where your leverage is highest. Once you sign the possession letter and take the keys, every defect you missed becomes harder to argue about.

This flat possession checklist is for buyers and owners in Delhi, Gurugram, Noida, Greater Noida, Ghaziabad and Faridabad. It covers a room-by-room snag list, the documents to collect, what not to sign, and how to use RERA’s five-year defect liability once you have moved in. If you are still comparing options, you can browse projects by city and builder and note each project’s RERA registration before you shortlist.

Note: This is general information, not legal advice. Rules and procedures differ across Delhi, Haryana and Uttar Pradesh, so read your own agreement and check your state RERA portal.

Settle the timeline before you visit the flat

Three legal timelines shape handover. Know them before the builder sends a possession offer.

One practical point about the two-month window. One explainer says that after it passes, the builder can treat you as having taken possession, and maintenance risk can pass to you. Check your agreement for how it treats late takeover.

Check the OC first

Do not book a moving truck until you have seen the OC. It is issued by the local authority and certifies that the building follows approved plans and is fit for occupation. The completion certificate is a separate document that confirms construction is complete as per the approved plan.

If the builder offers possession while only the completion certificate exists, one buyer guide advises waiting until the OC arrives. Ask for the OC covering your specific tower or wing, not just the project in general.

Room-by-room snag list

A snag is any defect, unfinished work or mismatch with what you were promised. Go in daylight, take at least one other person, and allow a few hours. Bring a torch, a phone charger, a tape measure and your agreement with its specification list.

Photograph or video every issue, with a wide shot and a close-up. Note the room and the wall. Compare finishes and fittings with the specifications in your agreement and brochure. One checklist reminds buyers to confirm the unit was built as the builder described in the sales brochure.

Entrance, living and dining areas

• Open and close the main door and every window several times. Check locks, latches, hinges and grills.
• Look along walls and ceilings in side light for cracks, uneven plaster, patchy paint and damp stains.
• Check that flooring is level and tiles are not hollow-sounding, chipped or badly aligned.
• Test every switch, socket, fan point and light point. Carry a charger to test sockets.

Kitchen

• Run every tap. Check pressure, hot and cold lines and leaks under the sink.
• Pour water into the sink and floor drain and watch how fast it clears.
• Check counters, tiles and cabinet doors if they are included, and test the exhaust and gas points.

Bathrooms

• Flush each toilet several times. Run the shower and washbasin.
• Check the slope of the floor toward the drain. Pooling water is a common complaint.
• Look under basins and around fittings for seepage. Check ceilings in the room below for damp patches.
• Test the geyser point, exhaust fan and door lock.

Bedrooms and balconies

• Check wardrobe walls and corners for damp. Seepage often shows up behind built-in storage first.
• Check balcony railing height and strength, and the drain outlet and floor slope.
• Inspect window seals and glass for scratches or cracks.

Electrical, utilities and safety

• Confirm the electricity meter, water connection and drainage are working. A handover checklist from one buyer guide lists electricity, running water and proper drainage among the basics.
• Check the distribution board for labelled circuits and trip switches.
• Look for visible fire-safety measures in the building. Basic checks include lifts, security systems and other promised amenities being complete.

Common areas and parking

• Ride the lifts and walk the staircase, lobby and corridors.
• Visit your parking slot. Confirm the number matches your paperwork.
• Check that promised amenities are usable, not just painted on a plan.

Measure the carpet area

Check the area as well as the finish. RERA’s definition of carpet area includes internal walls but excludes external walls, shafts and exclusive balconies or terraces. A tape measure gives only a rough check. If you suspect a real gap, ask a surveyor to measure it.

If the delivered carpet area is smaller than your agreement says, you can claim a proportionate refund, worked out at the per-sq-ft rate in your agreement. Sources quote different refund deadlines, 45 days in one and 60 days in another. Follow what your agreement and state rules say.

The numbers above are hypothetical. If the area is larger than agreed, the builder may ask for more money. A 3% cap on that increase is often quoted, so read the area-variation clause in your own agreement.

Write it all down, and write it properly

Convert your notes into a written snag list with a date and a signature from the builder’s representative. Add a deadline for each fix. A handover guide recommends recording every defect in a written snag list with a rectification timeline. Keep a signed copy.

Documents to collect at handover

Do not accept a pile of papers on trust. Check each one against this list and keep both paper and scanned copies. One guide advises keeping both physical and digital copies.

• Occupancy certificate for your tower or wing. A copy for the specific tower or wing is the standard ask.
• Completion certificate, where applicable.
• Sanctioned building plan. An original or certified copy of the plan for your unit.
• Registered sale or conveyance deed, or a written date for it. The registered sale deed is the document that shows legal ownership in your name.
• Final payment statement and no-dues confirmation. The final payment statement should confirm all amounts are settled.
• Parking allocation document that names your slot number.
• Maintenance schedule showing charges from the possession date, plus a receipt for any deposit or corpus you pay.
• Warranty cards and manuals for fittings and appliances included in the flat.
• Society membership confirmation or a pending admission letter.
• Fire, lift and utility approvals. NOCs from departments such as fire, water and sewage and electricity are required before a building can legally be occupied. Ask what the project holds.
• Possession letter, signed last. One handover guide notes that it should be signed last.

Keep your allotment letter, agreement, payment receipts and all builder correspondence in the same folder. You will need them if you ever file a complaint.

What not to sign

• Blank or half-filled forms. Never sign anything with empty fields or missing annexures.
• A possession letter that says everything is in perfect condition, when your snag list says otherwise. Attach the signed snag list to the letter.
• Full-and-final settlement or waiver wording that gives up your right to delay compensation, defect repairs or area refunds. Ask a lawyer to review any such clause before you sign.
• Unexplained indemnity bonds or declarations. Ask what each one is for and why it is needed at handover.
• Maintenance or other charges you cannot trace to your agreement. A buyer guide suggests the agreement should state the maintenance amount, when it becomes payable and how it is calculated.

If the builder prevents a proper inspection, you can take possession under protest. A sample protest note says you are taking possession under protest because the inspection was prevented, and reserve all rights to a full technical audit and rectification. Put your own wording in writing and keep proof of delivery.

Taking possession does not end your claims

Courts have addressed the idea that taking keys closes the file. In a 2026 ruling reported by Business Standard, the Supreme Court held that accepting possession does not extinguish a buyer’s right to seek compensation for delayed possession or other deficiencies in service. The case related to a housing project in Dwarka, Delhi.

Reports on the same case note that the forum still has to examine facts. One includes whether the buyer accepted possession without any conditions. That is why the paper trail at handover matters. Do not rely on the ruling as a reason to sign a waiver.

Using RERA’s five-year defect liability after you move in

Section 14(3) of the RERA Act is the main tool once you are living in the flat. If a structural defect, or a defect in workmanship, quality or provision of services, is brought to the promoter’s notice within five years of handover, the promoter must fix it without further charge within thirty days. If the builder fails, the allottee is entitled to appropriate compensation under the Act.

Explainers describe the scope as covering cracks, water seepage, plumbing and electrical faults, and problems with promised common amenities. See this overview of covered defects. Normal wear and tear, damage you cause and interior work you commission yourself are generally not covered. Whether a defect qualifies can be argued, so keep evidence.

The five-year clock runs from handover, not from the OC. It does not start from the date the building receives its OC. That is another reason to date your possession letter correctly. Some explainers say a shorter contractual warranty is legally invalid, but read your agreement and ask a lawyer if the clause is unclear.

Step by step

1. Document the defect. Take dated photos and videos. Get a written report from a contractor if the issue is technical.
2. Notify the builder in writing. Use email or a registered letter. The 30-day clock starts when the developer receives the written notice. Cite Section 14(3) and attach the evidence.
3. Follow up on day 30. Send a second notice if the fix is missing or incomplete. A repeat defect after a patch-up is not a new fault. The builder must deliver a lasting repair.
4. If the builder refuses, consider fixing it yourself and claiming the cost. Keep bills and photos. Remedies can include the actual repair cost if you had the defect repaired at your own expense after the builder’s refusal.
5. File a complaint on the state RERA portal. Compensation under Section 14 goes to the Adjudicating Officer. A Haryana RERA record shows the authority pointing a buyer to compensation under Sections 12, 14, 18 and 19 before the Adjudicating Officer.

Worked example

Say you take handover on 15 November 2026. Your defect window would then run to 15 November 2031. In January 2027 you find seepage on the bedroom wall.

The repair cost in a real case depends on the defect and the contractor. The point is to keep every date and bill.

Which RERA to approach in Delhi NCR

File where the project is located, not where you live. A Noida project goes to UP RERA, and a Gurugram project goes to Haryana RERA. Delhi projects go to Delhi RERA. By the same rule, Ghaziabad projects fall under UP RERA and Faridabad projects under Haryana RERA.

• Delhi: complaints go through the Delhi RERA portal. Form N goes to the Adjudicating Officer for loss from a defect or service deficiency.
• Uttar Pradesh: Form M is for complaints against promoters and Form N for compensation matters. One guide puts the complaint fee at ₹1,000, but check the portal for the current amount.
• Haryana: the Haryana RERA portal has a separate complaint registration for the Adjudicating Officer.

Filing fees and limitation periods vary across sources. One guide says a complaint should be filed within three years of the cause of action, while others cite five years. Do not wait, and confirm the deadline with the portal or a lawyer.

A short pre-handover routine

1. Ask for the OC and a document list a few days before the visit.
2. Check your agreement for area, specification and parking clauses.
3. Book a daylight slot and bring a second person.
4. Inspect room by room and write a dated, signed snag list.
5. Collect documents, check dues, then sign the possession letter last.

Buying in a new area? Our guides cover Gurugram, Noida and New Delhi, so you can compare localities before you commit.

Frequently asked questions

Sources

• RERA Section 14(3): Understanding the 5-Year Structural Defect Liability Period
• The Five Year Defect Liability Period Under RERA
• Homebuyers Unaware of Builder's Defect Liability
• Complete Guide: Your Rights Under RERA
• Builder Defect Liability Under RERA Pune 2026
• Defect Liability clause (Law Insider)
• Transfer Of Title Of Promoter Under RERA (Mondaq)
• RERA Act Explained: Your Guide to Property Rights (CAclubindia)
• Builder demanding maintenance charges before possession?
• Possession Checklist: 10 Things to Verify Before Taking Flat Keys
• Property Possession Checklist (Square Yards)
• Flat Possession and Handover Checklist
• Things to Know Before Buying a Flat in India (Square Yards)
• 15 Things You Should Check Before Taking Possession of Your New Flat
• Interior Checklist Before Possession (Decor Spaces)

Updated 20 October 2026. This article is general information, not legal or financial advice; check current rules and project details before you decide.