The Complete Pre-Handover Inspection Checklist for New Apartments in Kenya

The moment of handover is the most exciting milestone for any off-plan property buyer. After months—sometimes years—of waiting, paying installments, and tracking construction updates, the developer finally invites you to collect the keys to your new apartment in Westlands, Kilimani, Ruaka, or Syokimau.

However, before you pop the champagne and sign the handover form, you must conduct a rigorous pre-handover inspection, commonly known as a snagging inspection.

A new apartment may look pristine at a casual glance, but hidden defects can cost you hundreds of thousands of shillings to repair. From hollow floor tiles and faulty electrical wiring to poor plumbing that leads to damp walls, developers often rush the finishing stage to meet deadlines. Once you sign the handover certificate without documenting these issues, the developer is legally absolved of many responsibilities, and you may find yourself paying for their mistakes.

This guide provides a comprehensive, step-by-step pre-handover inspection checklist tailored for the Kenyan real estate market. It explains the legal framework of the Defects Liability Period (DLP) and details how to conduct a professional snagging review.

1. What is the Defects Liability Period (DLP) in Kenya?

Under standard Kenyan construction contracts—typically governed by the Joint Building Council (JBC) guidelines—every new development is subject to a Defects Liability Period (DLP).

The DLP usually lasts for 6 months (sometimes extended to 12 months for high-end properties) starting from the date of practical completion of the building.
* The Developer’s Duty: During this period, the developer is legally obligated to repair any construction defects (snags) that appear in your unit or the common areas at their own cost.
* The Retention Fund: To enforce this, the developer's main contractor typically has a percentage of their payment (usually 5%) withheld as a "retention fund." This money is only released after the DLP expires and all snagging issues are fully resolved.

[!IMPORTANT]
Do not rely on the DLP as a safety net to fix issues later. It is much easier to get a developer to fix faults before you move in or sign the final papers, as they are motivated to close the sale and receive their final payout.

Comparison Table: Minor Snags vs. Major Structural Snags

When inspecting your new apartment, it is important to categorize the defects you find. This helps prioritize the repairs and determine whether you should withhold signing the handover certificate:

2. The Step-by-Step Snagging Checklist for Kenyan Apartments

When conducting your walkthrough, carry a clipboard, a smartphone (with a high-quality camera and flashlight), a small broom handle (to tap tiles), and a basic phone charger (to test power outlets).

A. Walls, Ceilings, and Flooring (The Finishes)

• [ ] Floor Tiles: Walk slowly and tap the floor tiles with a wooden broom handle. A hollow sound indicates that the contractor did not apply cement paste evenly underneath. These tiles will crack easily under furniture weight.
• [ ] Tile Grouting: Check that the grout lines between tiles are uniform, dry, and fully filled. Look for chipped tile edges.
• [ ] Wall Plastering and Paint: Shine your phone's flashlight parallel to the walls to spot uneven plaster, bumps, or paint peeling. Check the corners of the rooms for cracks.
• [ ] Dampness (Water Stains): Look closely at the base of the walls, especially adjacent to bathrooms and kitchens. Discoloration or bubbling paint indicates water seepage from poorly sealed pipes.
• [ ] Ceiling Alignment: Inspect the gypsum ceiling board for sag or visible joint seams. Check for water stains on the ceiling, which indicate leaks from the apartment above.

B. Plumbing and Wet Areas

• [ ] Water Pressure: Turn on all taps in the kitchen, bathrooms, and utility area simultaneously. Check if the water pressure drops significantly.
• [ ] Drainage Speed: Fill the sinks, bathtubs, and shower areas, then release the water. Drains should empty quickly without gurgling sounds, which indicate blocked vent pipes.
• [ ] Leaking Under Sinks: Look inside the kitchen and vanity cabinets. Run the water and touch the joint connections underneath to check for slow drips.
• [ ] Toilet Flushing: Flush every toilet. Check the base of the toilet bowl for leaks and ensure the tank refills quickly without running continuously.
• [ ] Water Heater Check: Turn on the water heater (or check the solar water heating panel system) and verify that hot water is delivered to the showers and taps within a few minutes.

C. Electrical Systems and Appliances

• [ ] Power Outlets: Plug your phone charger into every single socket and verify that it charges. Check if the sockets are firmly anchored to the wall.
• [ ] Lighting Fixtures: Switch on all light fixtures. Leave them on for at least 15 minutes to check for flickering or overheating issues.
• [ ] Distribution Board (DB Box): Open the consumer unit. Ensure all circuit breakers are clearly labeled (e.g., "Lights," "Sockets," "Water Heater") and that the main switch works.
• [ ] Intercom and Security: Test the intercom connection to the gatehouse or lobby to ensure you can communicate and buzz guests in.

D. Doors, Windows, and Cabinetry

• [ ] Door Operation: Open and close every door. They should swing smoothly without scraping the floor or squeaking. Ensure the locks engage fully without needing force.
• [ ] Window Seals: Open and close all windows. Check for rubber seals around the glass; missing seals will allow cold air and rain to penetrate during the wet season.
• [ ] Kitchen Cabinets & Wardrobes: Open every drawer and cabinet door. Check that the hinges are soft-closing if advertised, shelves are level, and handles are aligned.
• [ ] Balcony Railings: Physically shake the balcony and stair railings to ensure they are firmly bolted into the concrete slab.

E. Utilities and External Checks

• [ ] KPLC prepaid Meter: Verify your KPLC prepaid meter number. Ensure the developer has registered it and that the account is clear of any construction electricity debts.
• [ ] Water Meter: Locate your unit’s individual water sub-meter in the utility shaft and note down the starting reading.

3. How to Document and Report Your Snags

To ensure the developer takes your snagging list seriously, follow this formal reporting process:

1. Take Clear Photos and Videos: For every defect, take a close-up photo and a wide-angle shot to show its location. Use a piece of blue painter's tape to mark the defect on the physical wall or floor; this guides the repair workers.
2. Compile the Snagging List: Create a structured document detailing each item, the room it is located in, and the specific repair required.
3. Submit the Report in Writing: Email the PDF report to the developer and copy their project manager or site engineer. Request a written response acknowledging receipt and specifying the timeline for repairs.
4. Schedule a Re-Inspection: Once the developer claims to have fixed the snags, do not take their word for it. Return to the property and check every single item on your list again. Only sign the handover certificate when you are satisfied with the repairs.

Professional Snagging Services Save Time and Money

Vetting a new apartment requires a keen eye and technical knowledge. Many buyers, especially busy professionals or diaspora investors, do not have the time to inspect plumbing joins, test electrical loads, or check tile installation quality.

Our professional property due diligence and acquisition team offers comprehensive Pre-Handover Snagging Inspections across Nairobi and Kiambu counties. We use specialized equipment—including moisture meters, thermal cameras, and electrical testers—to find hidden defects and compile a legally binding snagging report to force the developer to fix them.

Contact us today to book a professional Pre-Handover Snagging Inspection for your new apartment. Secure your investment before you accept the keys.