Taking handover of a new flat from the developer is the moment when you can still get defects fixed at no cost to you. Once you sign the handover certificate (the acceptance document you and the developer both sign) without any remarks, it becomes harder to prove that a crack or an uneven screed was there “from the start”. Below is a practical checklist that will help you not miss anything important, even if this is your first handover.
What to bring
- A spirit level 1.5 – 2 metres long — for walls, floors and window reveals.
- A tape measure — to check the floor area, ceiling height and the size of openings.
- A socket tester or voltage indicator — to see whether there is power and whether it is wired correctly.
- Your phone torch — shine it along the walls at an angle: this shows up unevenness and cracks.
- A phone charger, a notepad, a pen and masking tape to mark defects on the spot.
Come during the day, in good light. If the flat has no electricity yet, the electrics check will have to wait — write that down.
Documents
- Check the address, flat number, floor and area in the contract against what you see on site.
- Ask for the floor plan and check that the layout matches: openings, position of the bathroom and balcony.
- Confirm the condition the flat is handed over in under the contract: white frame (the developer’s basic handover state, before any finishing), fully finished, or something in between. Check exactly what was promised.
- Find out which documents you receive after handover and what warranty obligations the developer has.
Windows and doors
- Open and close every window in all its modes. The sashes should not catch and the handles should not stick.
- Inspect the glazing units for scratches, chips and cracks — they often go unnoticed under the factory film.
- Check the seals: they should be intact and fit tightly around the whole perimeter.
- Look at the installation joint and the reveals: no gaps, no foam sticking out, no water marks.
- Front door: it closes without effort, the lock works, the set of keys is complete, and the door leaf and frame are undamaged.
Walls, screed and ceilings
- Hold the level against the walls in several places. Large deviations will cost more to level out later.
- Check the corners: how close they are to right angles. This matters for the kitchen and built-in furniture.
- Look for cracks in the walls and ceiling, especially around openings and at the joints between slabs.
- Walk over the screed: it should not crumble, and tapping it should not give a hollow sound.
- Use the level to check that the floor is horizontal, especially where rooms meet and in the bathroom.
- Inspect the corners and ceiling along external walls for stains, streaks and signs of damp.
Electrics
- Check the consumer unit (fuse box): the breakers are labelled, there is residual-current (earth leakage) protection, and nothing is loose.
- Go over all the sockets with the tester, if they are already fitted. Check the switches.
- Compare the number and position of electrical points with the plan — especially in the kitchen and for air conditioners.
Plumbing
- Find the shut-off valves on the risers and check that they are accessible and close properly.
- Inspect the pipes and joints for drips and traces of rust.
- If the water is connected, open the taps and check the hot and cold water pressure and how the water drains away.
- Check where the waste outlets are and whether they have a proper fall — this affects the future layout of the bathroom and kitchen.
Ventilation
- Check the draught in the kitchen and bathroom ventilation ducts: hold a sheet of paper to the grille — it should be pulled towards it.
- Make sure the ducts are not blocked with construction debris. In humid Batumi, working ventilation is the main protection against mould.
Balcony
- Check that the balcony floor slopes away from the wall towards the outside and that water can drain — it should not pool at the threshold.
- Inspect the railing: it is firmly fixed, does not wobble and has no rust on the fixings.
- Look at the joint between the balcony door and the floor: no signs of water getting inside.
How to record defects in the handover certificate
The main rule: everything you notice must go into the handover certificate or a separate list of remarks signed by both parties. Verbal promises to “fix it later” will not help you in a dispute.
- Be specific: not “crooked walls”, but “bedroom wall by the window, deviation of about 1 cm over 2 metres”.
- Photograph and film each defect so that it is clear where it is and which room it is in.
- State the deadline by which the developer undertakes to fix the remarks, and agree on a follow-up inspection.
- If you disagree with something, do not sign the certificate without remarks. It is better to spend one more day than to argue later.
Why bring a specialist with you
Even an attentive owner usually sees the surface, not the causes. A specialist knows which wall deviation is still normal for a rough finish and which will turn into extra money spent on levelling; which crack is cosmetic and which is a warning sign; and how to word the remarks so they are hard to ignore. They will also estimate the scope of the future renovation on the spot — so you leave the handover not only with a certificate, but with an idea of the budget.
For owners who live abroad, this is often the only sensible option: flying in for a single handover is expensive, and accepting a flat on the strength of the developer’s video is risky. One of our tradesmen can go to the property, work through the checklist and send you photos and videos of every point. A call-out costs 50 ₾. If you plan to renovate straight after handover, we will prepare the estimate 2 days after measuring, and during the remote renovation you will receive weekly photo and video reports.
Getting your keys soon and want the flat checked by someone who knows where to look? Get in touch — we will come to the handover, help you draw up the certificate and price the renovation.