Updated
GL-H-07
Glossary · Real estate
Handover - the moment after which defects are harder to get fixed
01 / In 30 seconds
The short answer
- What it is
- The moment a completed property is handed over to the buyer by the developer or seller
- What happens
- Inspection, recording of defects, signing the certificate, handing over the keys
- Why it matters
- From this moment the running costs and risks pass to you
- What to check
- Compliance with the design, quality of finish, working systems, area
- The main mistake
- Signing the certificate without an inspection to “get the keys faster”
02 / In plain words
What Handover means
Handover is the moment when the developer or seller actually hands a completed property over to the buyer. It involves an inspection, recording of defects, signing the handover certificate and handing over the keys. It is not a formality but a turning point in the deal.
Much changes once the certificate is signed. The risks of accidental loss of and damage to the property pass to the buyer, and the running costs begin: utility bills, service charges for common areas, insurance. Warranty periods also start to run, where provided for by the contract and the law of the country.
That is why the inspection before signing is the main moment of this stage. It checks whether what has been built matches the design and the contract, the actual area, the quality of finish and the working of the building services. All defects found are recorded in writing before signing: once the certificate has been signed without reservations, getting them put right is considerably harder.
A case from practice
A buyer accepted a property quickly so as not to hold up the process, and found defects only after signing the certificate without reservations. The cost of repairs fell on them. An hour spent on a proper inspection would have cost considerably less.
When you will face handover
- Receiving a property from the developer
- Buying a completed home
- Completion of construction
- A property for an investment programme
- Handing a property over to a tenant
- Acceptance after renovation
03 / What it covers
What is checked at handover
Compliance
- Design and contract
- Actual area
- Fittings and finish
Building services
- Electrics and plumbing
- Heating and air conditioning
- Windows and doors
Documents
- Handover certificate
- Warranty obligations
- Technical documentation
Costs
- Utility bills
- Service charges
- Insurance
04 / How it works
How handover works
Notice of completion
The developer or seller gives the handover date.
Inspection with defects recorded
We check the design, area, finishes and systems, and record defects.
Remedying defects
The developer fixes the defects within the agreed time.
Signing the certificate
We sign once defects are fixed or recorded.
Handing over the keys and documents
Keys, manuals, warranty documents, meter readings.
05 / Key facts
What you need to know
01What happens
Inspection, deed, keys
The buyer inspects the property, records defects, signs the handover deed and receives the keys.
02After signing
Costs and risks are yours
Utilities, service charges, insurance and the risk of damage pass to the buyer.
03Warranty
The clock starts
Warranty periods usually run from handover, if the contract and law provide for them.
04Not ownership
Title comes with registration
Handover transfers the property; ownership arises once it is registered.
Common mistakes
Signing without inspecting to save time
Allow time for a daylight inspection and check every system.
Noting defects verbally
Write every defect into the deed with deadlines for fixing it.
Not checking the area against the contract
Measure the property and compare it with the contract area before signing.
Attending handover without an expert
Bring a technical expert to check the systems and finishes.
06 / Expert advice
How to prepare in advance
Come to the handover with the contract, the design documentation and, preferably, a technical specialist. The inspection is carried out in daylight and without haste, checking that all systems work. Defects are set out in writing in a snagging report with deadlines for remedying them. The keys are taken once the document has been signed by both parties.
What we do for you. We advise against accepting a property on your own or signing the certificate on a day when you are being rushed. Handover with a technical specialist and written recording of defects is ordinary practice that saves sums out of all proportion to its cost.
Igor VentsHead of real estate, Title Deed and property checks
07 / Questions
Frequently asked questions
The handover of a completed property to the buyer: inspection, recording of defects, signing the handover certificate and receiving the keys.
The risks and running costs of the property pass to you, and warranty periods start to run, where provided for.
If there are material defects — yes; they are recorded in writing and their remedy is demanded. The procedure depends on the contract and the law of the country.
Enter them in the snagging report with deadlines for remedying them. Verbal promises to fix things after signing usually do not work.
Preferably. A technical specialist sees what the buyer misses: deviations in building services, finish and area.
No. Ownership arises on registration in the register. Handover is the transfer of the property, not the transfer of title.
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