New Home Handover Checklist: Room-by-Room Guide

Short answer: A new home handover checklist means inspecting the walls, floors, joinery, plumbing and electrical systems in every room of the apartment one by one before taking the key, and having every defect you find recorded in a numbered snag list with photographs. The document must be signed by both parties and a rectification period must be written for each item. A key taken with an unsigned report may be interpreted as acceptance of the defects.

This article has been prepared for buyers whose handover day is approaching for an apartment or villa purchased off-plan in Northern Cyprus. We explain how to prepare for handover, what to check room by room, points specific to Northern Cyprus (solar water heater, water tank, winter rains) and how to write a snag list. The warranty period and post-handover support are covered in our article on after-sales service and warranty in Cyprus.

How should you prepare for handover day?

A proper handover inspection starts before handover day: you should bring the technical specification and floor plan with you, carry out the inspection in daylight with electricity and water connected, and set aside at least 2–3 hours. For a 2+1 apartment, an unhurried inspection usually takes this long.

1. Prepare the documents: Contract, technical specification, approved floor plan and, if available, the materials list. If the specification states “ceramic tiles: 60x120, A grade”, this is what you will check at handover.
2. Ask about connections: Are permanent electricity and water connected? According to Decree No. 89/2026 published in the Official Gazette (TRNC Prime Ministry Printing Office), permanent electricity and water connections cannot be made before taxes and fees are paid. A test carried out with construction-site electricity may not show the real performance of the air conditioner and water heater.
3. Take an expert with you: An independent civil engineer or an experienced tradesperson can spot moisture, slope and installation problems that may be missed. If you are abroad, you can have the inspection carried out by an engineer through your lawyer.
4. Choose the right time: Daylight reveals paint and plaster defects. If possible, visit the day after a rainy day; signs of water leakage are clearer then.

Your tool bag should include: a tape measure, small spirit level, flashlight, socket tester (or a phone charger if you do not have one), a bucket, coloured masking tape, a pen and a charged phone. Tape makes it easier to mark and photograph defects.

New home handover checklist: living room and bedrooms

In living areas, the wall and ceiling surfaces, flooring, doors and windows are checked first; these are the items most frequently found to be incomplete but also the easiest to fix.

To check measurements, you need to know how to read your floor plan; we explained the difference between gross and net square metres in our article on reading floor plans and gross/net square metres. A difference of a few centimetres is normal; however, if a room is noticeably smaller than shown on the plan, it should be recorded in the report.

What should you check in kitchens and bathrooms?

In kitchens and bathrooms, the essence of the inspection is water: turn on every tap, test every drain and observe where the water flows. Hidden defects in these rooms can appear months after handover on the ceiling of the downstairs neighbour.

• Leave the taps running for 2–3 minutes: Check the pressure, how long it takes for hot water to arrive, and any dripping under the sink. Check under the sink with a flashlight and a dry paper towel.
• Shower tray or floor slope: Pour water with a bucket; the water should flow to the drain and should not collect in the corners.
• Toilet and cistern: Flush several times; listen to whether the cistern keeps running, and check that the toilet is fixed securely.
• Silicone and grout: There should be no gaps around the worktop, bathtub or shower edges.
• Ventilation: In a bathroom without a window, the extractor fan must work; in the humid summers of the TRNC, a bathroom without ventilation quickly develops mould.
• Kitchen cabinets and built-in appliances: If the specification includes built-in appliances, operate each one and check that the brand and model comply with the specification.

In most homes in the TRNC, hot water is provided by a solar water heater on the roof, with an electric resistance element as support. Ask to be shown at handover that the heater is working, where the resistance switch is located, and that the tank and pipes do not leak.

Electrical, air conditioning and plumbing checks

For the electrical check, it is enough to confirm that every socket, switch and fuse works, that the fuse panel is labelled, and that there is a residual current device; the compliance of the internal installation should be assessed by an electrician or engineer.

1. Test every socket with a tester or charger; mark any non-working socket with tape.
2. Turn all lighting points on and off; test two-way switches from both ends.
3. Each fuse in the fuse panel should state which area it belongs to. Press the test button of the residual current device; the electricity should cut off.
4. Run the air conditioners in heating and cooling mode for 10–15 minutes; check that the outdoor unit is fixed securely and that the drainage hose discharges to a drain, not onto the façade.
5. Check the connection points for internet, TV and intercom lines.
6. If there is a water tank and booster pump in the villa or complex, see that they are working and that the tank cover is closed. Due to mains interruptions, tanks and booster pumps are widely used in the TRNC.

Subscription procedures and connection costs are a separate budget item; for details, you can see our guide to taxes and costs when buying a home in the TRNC.

Balcony, terrace, façade and roof

In outdoor areas, the most important check is the direction of water: balcony and terrace floors should slope away from the building and towards the drain, and roof and terrace insulation must be tested by the first winter at the latest.

• Balcony slope: Pour water with a bucket; the water should not come towards the door threshold, it should flow to the drain.
• Railings: Strength and height. For families with children, also check the spacing between the balusters.
• Façade: Look from outside and note plaster cracks, paint differences and gaps around windows.
• Roof and roof terrace: Insulation, drain openings and solar panel connections. If you are on the top floor, pay particular attention to damp stains on the ceiling.
• Garden (in villas): Irrigation, lighting, fencing and whether rainwater flows towards the building.

In a building that has not yet received rain, an insulation problem may not be visible on handover day. For this reason, you can negotiate adding an “insulation check after the first winter” item to the report and linking it to the warranty scope.

Common areas and site amenities

The purpose of checking common areas is to see whether facilities promised in the contract and sales brochure, such as the pool, parking, lift, landscaping and security, have actually been completed by the handover date.

Check that the lift is working and has its inspection label, that the parking space allocated to you is numbered, that the pool is full and operational, and that there is a fire escape and emergency lighting. In phased projects, some common areas may be completed together with the next phase; in this case, have it written in the report which amenity will be delivered on which date. Also ask exactly when the maintenance fee starts; paying maintenance fees for an unfinished pool is a common subject of dispute.

How is a snag list prepared?

A snag list is a document that records each defect with a number, location, description and photograph, states the rectification period, and is signed by both parties. This document is the legal basis for your requests after handover.

1. Give each defect a number and write its location: “12 – Bedroom 2, left window sash, seal missing”.
2. Photograph each number; write the number in the photo file name.
3. Prioritise the items: A (water, electricity, safety; before handover), B (functional; within 30 days), C (cosmetic; within 60–90 days). Agree the timeframes mutually with the contractor.
4. Take a copy of the report, and have both parties sign every page.
5. Re-check the rectified items and close them on the report.

Example: Assume that a list of 38 items is identified in a 2+1 apartment. Let 3 of these be class A, 11 class B, and 24 class C. It is a reasonable balance not to take the key until class A items (for example, leakage under the sink and a non-working residual current device) are rectified, and to accept handover for the others with a dated undertaking.

If your contract has a payment plan in which part of the final payment is left to handover, you can negotiate withholding part of this amount until class A defects are rectified. Do this not unilaterally, but by written agreement. The experience of the Akol Global after-sales services team also points in this direction: a dated and numbered report makes the process easier for both the buyer and the contractor and eliminates the dispute over “whether this defect existed at handover”. You can find the entire pre-handover process in our guide to buying off-plan property in Cyprus.

Frequently asked questions

Is an engineer required when taking delivery of a new home?

There is no legal obligation, but especially regarding plumbing, moisture, slope and electrical issues, an independent engineer or experienced tradesperson can identify defects that the buyer may not notice. The fee is small compared with the future cost of even a single water leak found. Make sure the engineer has no connection with the contractor.

Should I take the key if there are defects?

For cosmetic and minor functional defects, it is generally reasonable to take the key with a signed report and a dated undertaking. For serious defects such as water leakage, non-working electricity, or a railing that poses a safety risk, it is safer to ask for them to be rectified first. Notify in writing which items you make a condition of handover.

What happens if a defect I did not notice at handover appears later?

Hidden defects, for example an insulation problem that appears in the first winter, can be claimed under warranty. As soon as you notice the defect, photograph it and give written notice with the date. The warranty period and scope depend on your contract; however, making a claim for visible defects that you clearly accepted in the handover report becomes more difficult.

How long does a handover inspection take?

For a 1+1 or 2+1 apartment, an unhurried inspection can take 2–3 hours, while a villa with a garden can take half a day. If the contractor gives a short appointment slot, ask for a second inspection day. Carrying out the inspection in daylight and with electricity and water connected is more important than the duration itself.

Can handover be accepted before electricity and water are connected?

Handover can be accepted, but the air conditioner, water heater and plumbing cannot be tested under real conditions. According to Decree No. 89/2026, permanent electricity and water connections cannot be made before taxes and fees are paid. In this case, add a “post-connection installation check” item to the report and confirm the rule with your lawyer as of October 2026.

If I am abroad, who can carry out the handover?

Your lawyer or a relative to whom you have given a notarised power of attorney can carry out the handover on your behalf. It is recommended that this person be accompanied by an independent engineer and that the entire inspection be recorded on video. Require that a copy of the report be sent to you by email and that your approval be obtained before signing.

For questions about the handover process or to learn the handover steps in Akol projects, contact us.

This article is for informational purposes only; it does not replace legal, tax or financial advice. Last updated: October 2026.