Condo Turnover Checklist: What to Inspect Before You Accept the Unit (Philippines)

The day your condo or house is finally ready, the developer hands you a form and a pen and asks you to sign that you've received it "in good order." Sign it without inspecting properly, and you have just made every crooked tile, leaking ceiling and dead outlet your problem to fix. The turnover inspection is your one moment of maximum leverage — the developer wants your signature, and you want a unit that matches what you paid for. Use it.

This guide explains what turnover actually means, how to sign without waiving your rights, and a room-by-room checklist of what to inspect before you accept the unit.

What turnover means — and why signing carefully matters

Turnover is the developer's formal act of delivering possession: usually a Notice of Turnover, then a punch-list (snagging) inspection, then a Turnover/Acceptance Form. Do the full inspection before you sign, and know that you can inspect — and re-inspect after repairs — more than once.

Signing matters, but it is not a total waiver. If you sign an unconditional "received in good order / as-is" form and a defect was obvious but unlisted, you create an evidence problem for yourself later. The fix is to sign conditionally. Add wording like:

"Received for possession subject to completion of the attached punch list and all contractual and statutory warranties (PD 957 and the Civil Code); no waiver of rights or remedies."

Crucially, moving in does not by itself equal legal acceptance that waives defect claims. Latent (hidden) defects and structural defects survive acceptance and occupancy, and PD 957 — the Subdivision and Condominium Buyers' Protective Decree — prohibits waivers that undermine your statutory protections. A generic turnover receipt cannot sign those away.

The room-by-room punch list

Bring the right tools (see below) and check methodically. Mark every defect with masking tape so contractors can find it, and photograph each one with a date.

Walls, ceilings and floors — Look for cracks, uneven or bulging surfaces, water stains or leaks (ceilings especially), and paint imperfections. Tap-test floor tiles for a hollow sound (poor adhesion) and check the grout. Use a marble or ball, or a level, to test whether the floor slopes.

Doors and windows — Open, close and lock every one. Check smooth operation, hinges, gaps, drafts, and that sliding-door tracks run properly.

Electrical — Test every outlet (a phone charger or a cheap outlet tester works), every switch, and every light fixture. Confirm the breaker panel is properly labelled. Check that aircon provisions or units run and drain.

Plumbing — Turn on all faucets to check water pressure and drainage. Flush every toilet (proper flush, refill, no leak at the base). Check under sinks for leaks and confirm floor drains actually drain. Verify hot and cold lines if provided.

Kitchen and bathrooms — Inspect cabinet doors, hinges and drawers; the countertop and sink installation; and every tub, shower, sink and toilet for chips and cracks. Check the tile work and grouting and that all fixtures are complete and correctly positioned.

Against the contract — Confirm the finishes, materials and provided fixtures match exactly what the contract, spec sheet and approved plans promise — PD 957 requires the developer to deliver what's in the approved plans, license and advertisements. Bring a tape measure and the floor plan, and check the actual floor area matches the contract; a shortfall is a breach.

After the inspection: repairs and re-inspection

List every defect on the developer's punch-list form, and keep a signed copy attached to (and referenced by) your acceptance form. The developer must rectify the listed defects at its own expense, typically within 30–60 days (check your contract for the exact period), then re-inspect until satisfactory before final acceptance.

Know your warranty layers

Your protection comes from three overlapping sources, so a contractual warranty expiring does not leave you defenceless:

1. Contractual warranty — commonly 1 year (sometimes 12–24 months) on workmanship, finishes, plumbing and electrical. Check your contract.
2. Civil Code implied warranty against hidden defects.
3. Article 1723 — the engineer, architect and contractor are liable for 15 years from completion if the building collapses or suffers serious structural defects from defective plans, ground, construction, or inferior materials.

Utilities and move-in costs

Confirm individual electric (Meralco) and water meters are installed and connected. Expect to pay turnover/move-in charges: utility service and meter deposits, a one-time joining fee for the Condominium Corporation, and advance association dues. One protection worth knowing — once a unit has an active utility connection, neither the developer nor the HOA may arbitrarily cut it off.

Bring the right kit

Pack a phone (camera), flashlight, a charger or outlet tester, masking tape, a measuring tape, a marble and a level (floor slope), a plumb bob, a notebook, and copies of the floor plan and contract. At turnover you should walk away with your keys and access cards, parking details, the as-built/floor plan, and the written warranty terms.

A careful turnover takes a couple of hours and saves you months of chasing the developer afterward. If you are buying pre-selling, our guides to the first pre-selling visit and the contract you'll sign cover the steps before turnover. This is general information, not legal advice — have your acceptance-form wording reviewed before you sign, and consult a lawyer for any serious defect dispute.