Quality & Handover
Handover is the moment you receive your home, and the start of the 24-month period in which the developer must repair defects. This page walks you through the whole process: what vacant possession means, how to inspect your home, which deadlines the law sets, how to report a defect so your rights are protected, and what the CIDB quality standard QLASSIC measures.
The legal points here come from Schedule G, the statutory sale and purchase agreement (SPA) for a landed home bought from a developer under the Housing Development (Control and Licensing) Regulations 1989. Always check your own SPA.
The handover process
Handover follows the same order every time. The diagram shows each step.
- Notice to take VP When the Certificate of Completion and Compliance (CCC) is issued and water and electricity are ready for connection, the developer notifies you to take vacant possession (VP).
- Payments and documents You settle the amounts due under the SPA, usually through LPPSA or your bank, and receive the handover documents.
- Joint inspection We go through the handover checklist with you in the home, room by room, and record anything that needs attention.
- Keys You receive the keys. Under Schedule G, delivery of VP includes handing over the keys.
- Defect liability period starts The 24-month defect liability period runs from the date you take VP.
What vacant possession (VP) means
Vacant possession means the home is handed to you empty and ready for you to take control. Under clause 26 of Schedule G, the developer lets you into possession once four conditions are met:
- the CCC has been issued;
- water and electricity supply are ready for connection;
- you have paid the amounts due under the SPA; and
- any alteration or additional work you agreed with the developer is complete.
Key deadlines in Schedule G
| What | Deadline | Where it comes from |
|---|---|---|
| Delivery of VP | Within 24 months of the SPA date | Clause 24(1) |
| Compensation if VP is late | Liquidated damages at 10% a year of the purchase price, calculated day to day | Clause 24(2) |
| Deemed VP | 30 days after the notice to take VP is served | Clause 26(3) |
| Defect liability period (DLP) | 24 months from the date you take VP | Clause 27(1) |
| Repair of a reported defect | Within 30 days of the developer receiving your written notice | Clause 27(1) |
| Retention held by the developer's solicitor | 2.5% of the price released 8 months after VP, and 2.5% 24 months after VP | Third Schedule, item 5 |
| Written notice sent by registered post | Treated as received 5 days after posting | Clause 29(1)(a) |
| Claim to the Homebuyer Claims Tribunal for technical defects | Within 12 months after the DLP ends | KPKT tribunal FAQ |
Handover inspection checklist
Use this table during the joint inspection and again on your own in the first weeks. Mark each defect with coloured tape, photograph it with something for scale, and note the room.
| Area | What to check | How to check |
|---|---|---|
| Structure | Cracks in beams, columns and floor slabs; signs of settlement | Look along each wall and floor; photograph any crack with a coin or ruler beside it |
| Walls and ceilings | Finish, cracks, uneven or wavy walls, untidy paint, damp patches or stains | Shine a torch at a low angle along the wall; check ceilings below bathrooms |
| Floors | Hollow tiles, cracked tiles, uneven level, gaps in grouting | Tap each tile lightly with a coin and listen for a hollow sound; roll a marble to test level |
| Doors and windows | Fit and smooth operation, locks, hinges, gaps, cracked glass, sealant | Open and close each one fully; try every key in every lock |
| Plumbing | Taps, water pressure, leaks under sinks, slow drains, toilet flush | Run all taps together; pour water into every floor trap and watch it drain |
| Electrical | Switches, sockets, lights, the distribution board | Switch every light and point on and off; test sockets with a plug-in socket tester |
| Roof and gutters | Cracked or shifted roof tiles, blocked gutters, stains on ceilings | Look from outside; check the ceiling again after the first heavy rain |
| External | Drains, fence and gate, porch, external finishes, external pipes | Walk around the whole house and look at every drain and joint |
| Keys, meters and documents | Number of keys, water and electricity meter readings, handover documents | Count the keys, photograph the meters and keep copies of every document |
What to bring to the inspection
- A copy of your SPA and the floor plan
- This checklist, printed or on your phone
- A phone camera
- A torch
- Coloured masking tape to mark defects
- A coin and a marble
- A plug-in socket tester
- A pen and notebook
The defect liability period
After you receive vacant possession, the developer must repair defects you report within the defect liability period set in your sale and purchase agreement. Report defects in writing, and keep a record.
Under clause 27(1) of Schedule G, the defect liability period (DLP) is 24 months from the date you take VP. It covers any defect, shrinkage or other fault that appears in that time and is due to defective workmanship or materials, or to the building not being built according to the approved plans and descriptions. The developer must repair it at its own cost within 30 days of receiving your written notice.
If the developer does not repair it within 30 days, clause 27(2) lets you carry out the repair yourself and recover the cost. You must first tell the developer the cost of the repair and give it another 30 days to do the work itself. The cost can then be paid from the retention sum held by the developer's solicitor.
Under clause 27(3), if you serve a copy of your written notice on the developer's solicitor before the retention is due for release (8 months and 24 months after VP), the solicitor keeps the retention until the developer's architect certifies that the defect has been repaired.
WhatsApp is fast; written notice protects your rights
Reporting to Aiman, our AI assistant on WhatsApp, gets your defect logged and inspected quickly. The SPA's own rule (clause 29) is that a notice is served in writing, by registered post or by hand. For anything you may need to rely on later, do both: report to Aiman, and send a signed written notice, with a copy to the developer's solicitor.
How to report a defect
- WhatsApp Aiman with photos and the location in the house.
- You receive a reference, and the defect is logged.
- We inspect, schedule the repair and tell you the date.
- You confirm the repair is done, and the report is closed.
From defect to repair: the full path
- Find and record Photograph the defect, with a coin or ruler for scale, and note the room and the date you found it.
- Report to Aiman Send the photos and location on WhatsApp. You get a reference number.
- Written notice Send a signed written notice by registered post or by hand, listing each defect and the reference number. Send a copy to the developer's solicitor.
- Inspection and repair The defect is inspected and repaired. The legal deadline is 30 days from receipt of your written notice.
- Confirm and close You check the repair. When you are satisfied, the report is closed.
- If it is not repaired You may use the clause 27(2) procedure, or file a claim with the Homebuyer Claims Tribunal within 12 months after the DLP ends.
Example: reporting a crack
Hypothetical dates. Aina takes VP on 1 March. Her DLP runs for 24 months from that date.
On 10 June she notices a diagonal crack above the bedroom window. She tapes it, photographs it with a coin beside it and sends Aiman on WhatsApp: "Diagonal crack about 30 cm above the main bedroom window, first seen 10 June. Photos attached." She receives a reference number.
On 11 June she sends a signed letter by registered post listing the defect, the reference number and her unit number, and posts a copy to the developer's solicitor. Under clause 29, the letter is treated as received 5 days after posting, on 16 June. The 30-day repair period runs from then.
The crack is inspected and repaired. Aina checks the repair, confirms it is done, and keeps the letter, the postal receipt, the photos and the confirmation together in one file.
Common mistakes
- Starting renovation before inspecting and reporting defects, which makes it harder to show what was there at handover.
- Reporting only by phone or chat, with no written notice.
- Waiting for the keys before inspecting, when the DLP may already be running from the deemed VP date.
- Not keeping photos, dates, postal receipts and reference numbers.
- Missing the DLP: it ends 24 months after VP, not 24 months after you move in.
QLASSIC: the CIDB quality assessment standard
QLASSIC (Quality Assessment System in Construction) is a system from the Construction Industry Development Board (CIDB) that measures the quality of workmanship in a building project. It is based on the Construction Industry Standard CIS 7, first introduced in 2006 and revised in 2014 and 2021.
Trained QLASSIC assessors inspect samples of the finished work against the standard. Marks are awarded where the work complies, and they are added up into a QLASSIC score in percent. CIDB reports that the national average score rose from 69% in 2014 to 72% in 2020.
| Component | What is assessed |
|---|---|
| Architectural works | Internal finishes, external finishes, and material and functional tests (skim coat or pre-packed plaster, and water-tightness of wet areas such as bathrooms) |
| Basic M&E fittings | Basic mechanical and electrical fittings |
| External works | Infrastructure, and facilities or amenities |
CIS 7 is voluntary and is used to rate workmanship. It is not a check that a building complies with the building by-laws; that is what the approved plans, the stage certifications and the CCC are for. If a developer quotes a QLASSIC score, ask which project and which assessment it refers to.
Frequently asked questions
When does the defect liability period start?
On the date you take vacant possession. Under Schedule G you are treated as having taken VP 30 days after the developer serves the notice, even if you have not collected the keys.
Is a WhatsApp report enough?
It gets the defect logged and inspected quickly. The SPA requires notices to be in writing, by registered post or by hand, so also send a signed written notice and keep proof of sending.
What if a defect is not repaired within 30 days?
Clause 27(2) of Schedule G lets you carry out the repair and recover the cost, after telling the developer the cost and giving it another 30 days. You can also file a claim with the Homebuyer Claims Tribunal within 12 months after the DLP ends.
Is damage from my own renovation covered?
The DLP covers defects due to defective workmanship or materials, or to the building not being built to the approved plans. Damage caused by your own renovation is not within that description.
Should I renovate before the inspection?
It is better to inspect and report defects first, so there is a clear record of the home's condition at handover.
What does a QLASSIC score tell me?
It is a percentage showing how much of the sampled workmanship met the CIS 7 standard. It rates workmanship; it is not a legal compliance certificate.
Sources
(5)
- Housing Development (Control and Licensing) Regulations 1989, Schedule G (copy hosted by REHDA Melaka) — read 2026-09-24
- KPKT: Soalan Lazim, Tribunal Tuntutan Pembeli Rumah — read 2026-09-24
- CIDB: QLASSIC, Quality Assessment System for Building Construction Works — read 2026-09-24
- CIDB SMART: Quality Assessment System in Construction (QLASSIC) — read 2026-09-24
- CIDB, CIS 7:2021 Quality Assessment System for Building Construction Work (copy hosted by CREAM) — read 2026-09-24