KEY TAKEAWAYS
- Do not accept possession until the building has an occupancy certificate (OC). Without it, utility connections, khata and resale all become harder.
- Inspect before you sign the possession letter, and give the developer a written snag list with photographs.
- Under RERA, the developer must fix structural and workmanship defects reported within five years of possession, at their cost.
- Collect the full document set at handover, including the sale deed, OC, khata application, warranties and the association's details.
- Bring a professional inspector for expensive homes. Their fee is small next to the cost of hidden plumbing or waterproofing failures.
After years of payments and waiting, possession day feels like a celebration. Many buyers walk in, admire the view, sign the possession letter and collect the keys. That signature matters: it is the point at which many defects stop being the developer's problem and start being yours to chase.
This is the checklist I give clients in Bengaluru. It covers the documents to insist on, a room-by-room inspection, how to raise a snag list, and what to do if problems show up months later.
Step 1: Confirm the Building Is Ready to Occupy
The most important document at possession is the occupancy certificate (OC), issued by the planning authority once the building is complete and complies with its approved plan. Some developers offer possession with only a partial OC or none at all, promising it will follow. Be very cautious.
Without an OC, you may struggle to get permanent electricity and water connections, register your khata, get a home loan disbursed in full, or resell later. Ask to see the OC, check that it covers your tower, and keep a copy.
Also check the project's page on the Karnataka RERA website. It should show the completion status and any complaints against the project.
Step 2: Documents to Collect at Handover
| Document | Why it matters |
|---|---|
| Registered sale deed | Your proof of ownership. Keep the original safe. |
| Occupancy certificate (copy) | Confirms the building is complete and approved for occupation. |
| Possession letter | Records the date you took possession. Your RERA defect period runs from here. |
| Khata documents or application | Needed to pay property tax in your name and to sell later. |
| Allotment letter, agreement for sale, payment receipts | Your full transaction record. |
| Electricity and water connection details | Meter numbers and connection documents in your name or the transfer process. |
| Warranties and manuals | For lifts, fittings, appliances, modular kitchens, fire systems. |
| Approved floor plan of your unit | To check what was built against what was promised. |
| Association or maintenance agency details | Who to call, what you pay, and the corpus or sinking fund paid. |
Step 3: Inspect the Home, Room by Room
Visit in daylight, take your time, and bring a torch, a spirit level, a tape measure, a ball, a phone charger to test sockets, and a bucket of water. Photograph everything.
Walls, ceilings and floors
- Cracks, damp patches, bubbling paint or efflorescence (white salt marks), especially on external walls and below bathrooms of the flat above.
- Tiles that sound hollow when tapped, chipped or uneven tiles, and gaps in grouting.
- Floors that slope: roll a ball and use a spirit level.
- Measure the main rooms and compare with the approved plan.
Doors and windows
- Doors that close smoothly and lock properly, including the main door.
- Windows that open, close and seal. Look for gaps that will let in water during the monsoon.
- Balcony doors and railings: secure, at the right height, no loose fixings.
Bathrooms and kitchen
- Run every tap and shower and flush every toilet. Check water pressure, hot water and drainage speed.
- Pour water on bathroom floors to check the slope drains towards the outlet.
- Look under sinks and around fittings for leaks after running water for a few minutes.
- Check the waterproofing: damp marks on the walls outside bathrooms are a warning sign.
Electrical
- Test every switch and socket, including power points for AC, geyser, washing machine and kitchen appliances.
- Check the distribution board is labelled and has proper circuit breakers.
- Confirm the sanctioned load and the power backup capacity for your flat.
Common areas
- Lifts working and certified, fire safety equipment installed, and fire exits clear.
- Parking allotted as per your agreement, clearly marked.
- Amenities promised in the brochure: are they built and working, or still 'coming'?
- Water supply arrangements, sewage treatment plant and rainwater harvesting in place.
Step 4: Raise a Written Snag List
List every defect you find, room by room, with photographs, and send it to the developer in writing by email. Ask for a written commitment on what will be fixed and by when, and re-inspect before you sign the possession letter if you can.
If the developer insists you sign the possession letter first, add a note that possession is accepted subject to the attached snag list, and keep a copy. A signed, unqualified possession letter is the weakest position to argue from.
Your Rights After Possession: RERA's Five-Year Rule
Under the Real Estate (Regulation and Development) Act, if you notice a structural defect, or a defect in workmanship, quality or services, within five years of possession, the developer must fix it without charge within 30 days of being told. If they do not, you can claim compensation under the Act.
This is a strong protection, but it works best if you have a paper trail: your possession date, the snag list, photos, and dated emails reporting each problem. Keep everything in one folder.
Damage caused by your own renovation, or normal wear and tear, is not covered. Be careful with interior work that breaks waterproofing or alters plumbing, because it can make it harder to hold the developer responsible for leaks later.
Common Defects Found at Possession in Bengaluru
| Defect | Where to look | Why it matters |
|---|---|---|
| Seepage and damp | External walls, ceilings below bathrooms, around windows | Gets worse in the monsoon; damages interiors |
| Hollow or cracked tiles | Floors and bathroom walls | Tiles crack or lift later |
| Poor bathroom slope | Shower areas and balconies | Standing water, leaks to the flat below |
| Window gaps | Frames and sliding tracks | Water and dust ingress |
| Electrical faults | Sockets, DB, earthing | Safety and appliance damage |
| Plumbing leaks | Under sinks, behind toilets | Hidden damage inside walls |
Hiring a Professional Inspector
For a premium home, a professional inspection is usually worth it. Inspectors use moisture meters, thermal cameras and electrical testers to find problems you cannot see: hidden leaks, poor earthing, hollow plaster and waterproofing failures. Their report gives your snag list technical weight with the developer.
Schedule the inspection before you sign the possession letter, and share the report with the developer in writing.
Step 5: After You Get the Keys
- Apply for khata transfer or complete the e-khata process in your name. See our guide to khata transfer after buying.
- Transfer utility connections into your name.
- Pay property tax in your name from the first applicable year.
- Insure the home and its contents.
- Join the association and understand the maintenance charges and the corpus fund.
- Plan interiors carefully, using contractors who respect the building's waterproofing and electrical design.
Frequently Asked Questions
Should I take possession without an occupancy certificate?
It is risky. Without an OC, you may have trouble with utility connections, khata, loan disbursement and resale. Insist on seeing the OC for your tower before you take possession.
How long is the defect liability period under RERA?
Five years from the date of possession. The developer must fix structural and workmanship defects reported within that period, free of charge, within 30 days.
What should be on a snag list?
Every defect you find, room by room, with photos: cracks, damp, leaks, uneven tiles, faulty doors and windows, electrical faults, and missing fittings or amenities.
Can I refuse possession if there are defects?
You can put your concerns in writing and accept possession subject to the snag list. Refusing entirely can have consequences under your agreement, so take advice for serious issues.
Is it worth hiring a home inspector?
For a premium home, usually yes. A professional inspection can spot hidden waterproofing, plumbing and electrical problems that are expensive to fix later.
A careful possession inspection costs you an afternoon and can save you lakhs. If you would like help with documents, an inspection or the khata process after possession, message me on WhatsApp.
Sources
- Shardul Amarchand Mangaldas: RERA's structural defects provision
- Karnataka RERA
- NoBroker: Home inspection checklist before flat possession
Last updated Oct 1, 2026. Figures and rules change; check current details with a professional before you act.