Flat Possession Checklist: Bangalore Snag List and Documents

This checklist is written for Bengaluru flats in 2026, where the khata and occupancy certificate matter as much as the tiles. Print it, take a helper, and allow two to four hours.

Before the visit: what to ask the builder for

• The possession offer letter, with the final statement of dues and what each line is for.
• A copy of the occupancy certificate (OC) for your tower or block. Our guide to why the OC matters: Occupancy Certificate vs Completion Certificate in Bengaluru: What to Demand Before You Take Possession
• The sanctioned plan and the flat's floor plan with carpet area, so you can measure against it.
• A date and time slot for the inspection, before signing anything. Ask for water and power to be on.
• Tools to carry: a tape measure, a spirit level or level app, a phone charger to test sockets, a torch, a small ball or marble to test floor slope, a bucket, masking tape to mark defects, and your phone camera.

Room-by-room snag list

• Main door: alignment, gaps at the frame, smooth locking with all keys, peephole, door closer, bell, name-plate fixing.
• Walls and ceilings (every room): cracks, uneven plaster, damp patches, bubbling paint, shade mismatch. Look along walls with a torch held flat to the surface to catch waviness.
• Floors: tap each tile and listen for hollow sounds, check grout lines, chipped edges, lippage between tiles and level. Roll a marble to spot slopes, especially near bathroom and balcony doors.
• Windows and balcony doors: smooth sliding, locks, rubber seals, glass cracks, mesh. Pour water at the balcony sill and see it drain away from the room, not in.
• Kitchen: counter joints and level, sink drain speed, leaks under the sink, tap pressure, exhaust or chimney point, gas pipeline point, enough sockets at the right height for appliances.
• Bathrooms: flush every WC, run every tap and shower for a few minutes, check floor slope to the drain, leaks at fittings, geyser point and earthing, exhaust fan, tile joints around the shower. Check the ceiling below or ask about waterproofing tests.
• Electricals: test every switch and socket with a charger, check the distribution board labels, earthing, MCB and ELCB trip, AC points, inverter or backup wiring, and the meter number on your bill matching your flat.
• Plumbing and water: pressure on high floors, hot and cold lines in the right taps, overflow pipes, water meter if individual.
• Wardrobes and fittings promised in the agreement: count and check them against the specification list.
• Measure: check two or three room sizes against the floor plan. Big gaps are worth raising against the carpet area in your agreement; see Carpet, Built-Up and Super Built-Up Area: A Worked Example for Bengaluru Buyers.

Common areas, parking and safety

• Your allotted car park: slot number, covered or open, and access. Get the allotment in writing.
• Lifts: working, with the licence displayed or available. Staircases, handrails and fire exits clear.
• Fire safety: hydrants, sprinklers, smoke detectors and extinguishers in place and working.
• Power backup and water: ask what the backup covers and the water source (piped supply, borewell or tanker).
• Clubhouse, gym, pool, play areas and landscaping promised in the brochure or agreement. Record anything incomplete in writing.
• Security, intercom and access control working.

Documents to collect at handover

• Occupancy certificate covering your block, and the completion certificate.
• Registered sale deed (or the date and slot for registration) and the possession letter with the handover date. The handover date starts your five-year defect window, so make sure it is written.
• Khata or e-khata details for your unit, or the builder's written plan and date for unit-wise e-khata. See A-Khata, B-Khata and e-Khata in Bengaluru (2026): What a Buyer Must Check Now
• Sanctioned plan, as-built plans, and plans of common areas. Section 19(5) of the RERA Act entitles you to the necessary documents and plans, including common areas, after physical possession.
• Electrical and plumbing layout drawings, useful before you drill walls.
• Warranty cards and manuals for lifts, geysers, fittings, modular kitchen and any appliances supplied.
• Car park allotment letter, the latest property tax receipt or statement, and paid receipts for every charge.
• Details of the maintenance agency, the deposit you paid and what it covers, and the status of the owners' association.

How to record defects so they get fixed

Number each defect, note the room and location, and photograph it with a date stamp. Put the full list in writing to the builder, by email and on a signed copy at the site office, and ask for a target date for each item. Do a second inspection after repairs and close items one by one.

If the builder insists you sign a possession letter before repairs, add a line above your signature such as "possession taken subject to the attached snag list dated …", and keep a copy. Signing without the list makes later arguments harder.

A professional snagging inspector is worth considering for larger flats or if you cannot spend half a day on site. Inspectors use tools such as moisture meters and thermal cameras that pick up hidden leaks and poor waterproofing, which are the defects most expensive to fix once your interiors are in. Ask for a written report with photographs that you can attach to your snag list.

Defect liability under RERA section 14(3)

The Act's wording covers "any structural defect or any other defect in workmanship, quality or provision of services" or other obligations under the agreement for sale. If you bring it to the promoter's notice within five years of the date of handing over possession, the promoter must fix it without charge within 30 days. If the promoter fails, you are entitled to appropriate compensation under the Act.

Practical points: report in writing, keep proof of the date, and give the builder access to repair. Damage from your own interiors work, such as plumbing changes or drilling through waterproofing, is likely to be disputed, so photograph the flat before your contractor starts.

If the builder does not fix defects within 30 days

• Send a reminder that cites section 14(3), the date of your first notice and the 30-day period.
• Ask the owners' association to raise common-area defects together.
• File a complaint with Karnataka RERA. The steps, fee and documents are in How to File a Complaint in Karnataka RERA: 2026 Guide.
• Keep the repair evidence. If you pay to fix an urgent leak yourself, keep bills and photos for a compensation claim.

A possession-day sequence that protects you

• 1. Ask for the OC copy and the final statement of dues. Query any charge you do not recognise against the agreement before paying.
• 2. Inspect the flat with the checklist above and hand over the numbered snag list.
• 3. Pay the final instalment only after the OC is shared and the dues statement is agreed. If you have a home loan, tell the bank, which may need the OC for its last disbursement.
• 4. Register the sale deed if it is not already done, and collect the registered copy.
• 5. Do a second walk-through to close fixed items, then sign the possession letter with the open snag list attached.
• 6. Photograph the electricity meter reading, the water meter reading if any, and the condition of each room on the day you take keys. This settles later arguments over bills and damage.
• 7. Collect all keys, access cards and remote controls, and write down the handover date on your copy of the letter.

Possession timing: the two-month rule and dues

Section 19(10) says every allottee shall take physical possession within two months of the occupancy certificate being issued. Under section 19(6) you also pay your share of registration charges, municipal taxes, water and electricity charges and maintenance as the agreement sets out, and late payment attracts interest at the prescribed rate (section 19(7)), which in Karnataka is SBI's highest MCLR plus 2%. So do not delay the inspection, but do not accept keys without the OC either. Once you have the keys, the next steps are in After Flat Possession in Bangalore: 9 Things to Do (2026).