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11 Things to see before taking possession of your property

Comments(61) Sub Category:House Possession Posted On: Apr 21, 2010

Owning a house is the ultimate dream of most people since time immemorial as it gives a secured feeling to an individual. But the satisfaction that the buyer gets while taking possession of his dream home is simply unexplainable. However, it is imperative that the buyer remains cautious while doing so.

At times, the buyer may be duped by the builder / seller concerned who may have promised a gamut of amenities, features or likewise at the start of construction. But at the time of handing over the unit to the respective buyer, there are several unfulfilled promises seen by the home buyer. These can vary from being an illegal property to poor construction quality to not providing the promised amenities within the said project. As a result, the buyer feels cheated. Hence, to avoid a situation like this it is better that buyer’s do a detailed check of the property they are going to take for possession.

Important checklist for possession of flat or home

The checklist can be broadly classified into two categories – List of Documents to Verify and Things to check within the project and respective unit.

Verify these important documents

Before taking the keys from the builder or an owner, make sure that you have received the original documents and photocopies of all the essential documents from the builder/owner. The important documents one should be obtaining are as follows:

New property/under construction from the builder
· Encumbrance certificate: A mandatory legal document that ensures complete ownership of the property without any financial or legal liabilities. (Ask for the past 30 years)
· Commencement Certificate: Issued to the builder by the licensing authority after specifications in the IOD are fulfilled.
· No Objection Certificate (NOC): Builders need an NOC from various government departments before beginning construction of the project. These include BESCOM/BWSSB, KPTCL, Environment Clearance
· Completion Certificate: A legal document stating whether the building has been constructed according to regulations and norms.
· Occupancy Certificate (OC): A mandatory certificate issued by the civic authority signifying compliance of the building to the approved plan and other building laws.
· Khata: The document signifies the person’s name under which the property’s records are maintained in the local civic body’s office.
· Joint development agreement (if any): Necessary if there are two or more parties jointly involved in the project’s development.
· General Power of attorney (GPA): A legal document where one party authorises another party to act on his behalf as his legal representative as well as take binding legal and financial decisions.
· Building plan approvals: State whether the building plan has been approved by the local authority or not. If not authorised, it is an illegal construction. (For instance, BBMP or BDA in case of Bangalore)
· Allotment letter: In case you are going for a loan, the builder or the cooperative society issues this letter with details of the property being bought/sold, based on which the bank releases the remaining funds.
· Tri partite agreement (if any): In case the builder has taken a loan to develop the property
· Letter of No Dues: Letter of possession is issued only after all balance payments are received. Till all such clearances are documented internally, the builder will not be signing the possession letter.
· Registered deed of conveyance
· Land-use Certificate / Conversion Order
· Details of electricity, water and power backup
· Agreement by maintenance agency
· Car parking allotment and details
Note: Documents such as sale agreement, sale deed, mother deed and tax paid receipts by the builder on total saleable area are to be obtained at the time of property registration, in case of under-construction property.
Resale property
In this case, most of the documents are the same as the above with the following few differences
· All the above mentioned documents are to be obtained at the time of registration
· Up-to-date receipts of property tax paid by the owner
· GPA in case of another person authorised by the owner for selling the property and handle all transactions.
· Transfer certificate

Things to check within the Project/Unit

  • Amenities: Builders promise a plethora of amenities such as swimming pool, club house and gym, to name a few, at the time of booking. However, it may happen that some of these may be delayed, or not in a non-desirable condition at the time of possession. If not then, ensure that these amenities are made available as per the agreement later on.
  • Lifts and common areas: Check if the lifts, if any, are in the working condition especially if your unit is higher up. Besides this, you also need to see if the common areas are well-lit and have the promised flooring and tiling within it.
  • Features and fittings: While taking possession of your unit, it is important that you check the fittings and features promised to you at the time of booking. These fittings include the electrical switchboard, door knobs, bathroom fittings, etc. You must check whether the builder is providing the same or equivalent brand.
  • Doors and windows: One must do a due diligence at the time of possession. Ensure that your apartment has all the doors and windows at the designated places as per the plan. Check the quality of the doors and the windows as per the agreement. In case of a net mesh in windows, please check that it has been properly installed. Also ensure that both doors and windows are opening and closing smoothly as well as have proper latching in them.
  • Wall Paints: Wall paints need to be checked before taking possession of your dream home. All rooms must have double coat paint with no visible patches. Besides checking window and balcony grills paint, exterior painting should also be ideally complete at the time of possession.
  • Look for cracks: One of the most common issues visible at the time of possession are the cracks in the wall. One must carefully look for the cracks in the foundation, ceilings and walls, which essentially indicate movement of the structure caused by settling, soil expansion etc. Check for cracks on the walls, especially along the electrical sockets.
  • Drainage outlets: This is also one of the important things you need to check before taking possession of a new flat. Clogged outlets are one of the most common issues one encounters when he moves into a new house. Hence, it is advisable that you check all drainage outlets in balconies, bathrooms, kitchen, utility, etc. are working and not clogged.
  • Check for leakages: Besides verifying the bathroom fittings as per specifications, it is imperative we check that all taps and bathroom fittings are in working condition. Ensure there are no leakages while opening or closing taps. Ensure that sink in the kitchen is properly installed and that the water is not leaking down below it. Observe if any leakages are seen in your bathroom or kitchen. These leakages can be easily addressed at this stage rather than later on.
  • Check switches and plug-points: Ensure that all the sockets, plugs and bulb holders are connected to the main supply. Also check if main fuse in the house is controlling complete current supply. If case of an inverter, ensure the supply shift to the inverter if the main switch is switched off. Verify if all switches and plug-points are working. Check if the extra electrical sockets/switches you had asked for are provided as per requirement. Also see if the miniature circuit breaker (MCB) is of good quality.
  • Obtain all sets of keys: Make sure that all sets of keys are obtained. In case, the property is bought from the builder, the maintenance agency usually has a set of keys. This too should be obtained at the time of possession.

While a buyer may have gone through the necessary documents and may have done a site visit before buying a property, it is important to be doubly sure that everything is in place as expected. This simple checklist will help you have peace of mind before occupying that dream home.


61 Responses to “11 Things to see before taking possession of your property”

  1. Ushansh Kumar says:

    That’s a nice checklist. Recommended for every new owner.

    • Bs81 says:

      Good checklist. I bought an apartment in Concorde Manhatton Electronic City, Bangalore. I am struggling with water leakage. Is there any agency in Bangalore who takes care of this issue?

  2. Venkat Krishnan says:

    Good checklist veryuseful for Purva Venezia owners especially Phase 1 owners who will be taking possession well before other amenities. Worthwhile getting legal openion on our agreements.

  3. Fehmida says:

    Thank you. This is very useful.

  4. Bharat Baxani says:

    Very good checklist. I am yet to take possession so this article would be very helpful to me. Although I am not sure if Parkstreet Builder is giving all the documents mentioned in the checklist above. Does anyone now how many documents we received from Parkstreet Management when we take possession ..?

  5. A Srinivasan says:

    Its a good check list and will be useful.

  6. shalini Ashok says:

    was not aware of all these, very useful, Must read.

  7. Mukesh Jha says:

    Apt topic for new owners. Check List should also include car parking marked for your apartment, Security of apartment / Area, general cleanliness and servicing.

  8. MADHU SINGH says:

    this is a very useful mail for every one ready for taking possession of a new flat.

  9. Sunil Kokrady says:

    Thank you for your excellent checklist for all new owners.

  10. Nanda says:

    This is a good check list. A useful mail

  11. Nipun Jain says:

    An Important Chech List….
    A Must read and a Must keep for every new Flat Owner…

    Remember that even a single point missed can cause grave problems later……..

  12. Rajesh says:

    Pre possession qulaity checks for apartment’s is also done by professional agency ‘ENVIVA Engineering Consultants’ contact number..9740222800

  13. LAHOTI SUNIL says:

    Good Checklist.
    Useful guidelines.

  14. pramod says:

    Thanks Very useful mail & a good check list for taking possession of new flat.

  15. Praveen Tatiya says:

    Very useful, please add more points to be check. like proper

    electric wiring with earthing.

  16. Narayan says:

    This checklist is very useful. Thanks for posting. I am from Nelamangala Clifton Park. Anybody could email me and expect return email.

  17. Vishal says:

    Thas cool…quiet informative :):)

  18. Dr.R.K.Sapru says:

    The brochure mentioned generator back up for lifts and AC gym. The same is not mentioned in the agreement. However, all to ensure that the same are provided before possession.

  19. Sujit says:

    Thank you for the info…!

  20. vinarja says:

    Excellent info, will be very helpful for a beginner looking to buy a new flat.

  21. karthigeyan says:

    This checklist is very useful. Thanks for posting.

  22. Gk says:

    What will we do if the measurement of the room is less than the offered size ?

  23. narendrakpuri says:

    Thank you for giving us such a useful information. Everyone must go through it.
    NK Puri

  24. Vikas Verma says:

    Hey, great article. I have a question though. This article talks about checking the list of amenities against agreement papers. However I have seen that most of the builders (infact for every appt. I have cheked so far), they don’t mention all the amenities in sale agreement papers. They say that if it is in brochure then they have to provide it. Is that true? Can there be ay legal action taken if builder does not provide what was mentioned in the brochure?

  25. Laxmi says:

    Thanks for the checklist. Its really useful to ensure that we get what was promised for the money that we are paying.

  26. Mandar says:

    Good stuff!!!!

  27. Nitin Saini says:

    Builder has to supply all those shown in brochure or mockup/dummy flat … bcos on basis of this he attcated you to buy.
    It is same like you can sue a rest/hotel if they do not serve you same what they show in their menu/publicity pictures

  28. Nitin Saini says:

    Builder has to supply all those shown in brochure or mockup/dummy flat … bcos on basis of this it attracted you to buy.
    It is same like you can sue a rest/hotel if they do not serve you same what they show in their menu/publicity pictures

  29. Sachin says:

    Hey. It’s a really a good checklist and will help alot for the new owner.Very soon I will take possesion in my flat(location: Crossing Republic, Ghaziabad). If any one ca provide me any other help specific to my location will hely me a lot.

  30. I have a question. If my flat is ready for possession… but the amenities for the township eg. Swimming pool, gardens, clubhouse etc, are still to be made, can the builder threaten me to take possession asap. This is because my builder has sent me a letter for cancellation of my flat (I still owe him a small amount through finance as the complex is not ready completely). How do I assert that if the whole project is not yet ready, it really is not resideable for us it is on the outskirts of Pune.
    Any help on this will be useful.

    • Sunit Uppal says:

      Hi Sunit,

      I am also facing similar issue at my flat in Ghaziabad.

      The amenities like parking, approach road, park, club, even electrity connection from govt. is not ready. Even builders has not secured completion certificate from the govt /muncipal authorities but they have forced us to pay the final amount (by sending a letter and mentioning failure to pay will attract penalties).

      We paid up and even builder handed over keys of flat to us with temp electricity connection (per unit chargeable @ 7 rs.) but now are stuck as we cannot register our flat with authorities due to absence of completion certificate and also living without the amenities promised to us.

      Its very discouraging and we feel helpless now…. just have to wait…

  31. DINEH KUMAR K. says:

    Very informative and useful for any new buyer of an apartment.

  32. Kedar Shirali says:

    Very good checklist. Even though the buyer may want to have all these i’s are dotted and t’s crossed before taking possession, I doubt any of the builders in this country are professional enough to actually ensure that all these things are taken care of.

    BTW, I had a question about completion certificate – is it necessary that the builder provide this before you take possession ? I have purchased a flat in Pune and the project is pretty much complete, but the builder is claiming that a completion certificate cannot be obtained yet as the muncipality has not provided water connection on account of water pipes being dug up for road widening.

    If anyone can shed light on this, it would be most appreciated.

  33. S Dutta says:

    Nice checklist. I’ve been asked by the builder to take possession of a flat that I had booked sometime back. After taking possession, I need to pay the final installment. Since this is the first flat that I’m buying, someone please share the sample of a correct format of an appriopriate possession letter – for taking possession of a flat (not constructed by a professional builder agency) in the vicinity of Haridevpur, Kolkata.

  34. Brihaspati Tripathi says:

    Thanks for making checklist for all. I really appreciate 

  35. Girish says:

     Its all just on documents non of the things work accordingly i had been a great experience with them and i lost my valuable time and money, any how i recommend no to buy an apartment . 

  36. Rohit Kumar says:

    A complete checklist which everybody has to go through before taking possession of a flat. I really appreciate it.

  37. Priyatom9999 says:

    Thanks for the checklist before taking possession, is very helpful at a time when u got so much in your to-do lists after taking possession of ur new home :)  

  38. Some of the information you provide here. Please let me know if this ok with you. Thanks a lot!

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  40. Paolo Wright says:

    Great Job! I really like it.

  41. Issac says:

    Is it right to hold the original of the possession letter by the builder and only copy is given to the owner while taking possession.

  42. Abdul Kaleem says:

    It’s a good Check List.

  43. Y S Sarma says:

    Very useful info,as many builders are found to be not giving attention to Quality checks by themselves before handing over.It is left to the owner fo fend for himself involving close follow-up.More true in high-rise multiple bulding complexes (Towers).Thanks.

  44. Florencio Rendall says:

    Hi! This is a very useful and informative advice. Thanks for sharing them.

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  47. Venkat says:

    Kudos! Well explained article. Each and every citizen should know the above mentioned information before taking possession of your new apartment.

  48. Hiren says:

    Thanks for giving detailed info about the Important checklist one should be aware of before getting into a new apartment.

  49. Deben says:


    Thank you very much for this article. Please provide a little detail info about what all formalities will be mentioned in the “Possession letter”?

  50. Bhavya Pradeep says:

    Checklist is very informative. Good write up! Thanks for providing this info! I request you to update more information about sale deed.

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