For all you first time homeowners and property investors, a guide to check your newly acquired property for defects and getting your monies worth out of your investment.

Part 1 - Introduction

After picking-up the keys to your new home/investment be it a house or condo, you should check for defects immediately and fill-out a defect rectification form.

Some developers will provide you with a standard form; others will just require you to list out the defects on a piece of paper and send it in.

The fist time I checked my first purchase the outcome was just a simple list of defects, BIG mistake!

Maybe the contractor just didn't bother with reading the defect list I painstakingly jotted down Or maybe I didn't pay extra attention into detailing where the defects are located. When the rectification work was done the contractor didn't fix everything, only the very obvious flaws.

I'm writing this for my second home, and I'll share what I've learned the hard-way!


PS: Mods I'm reserving a few posts for the remainder of this article and some pictures I hope it's all right!

One of the units mine is in the background



This post has been edited by aaronpang: Dec 23 2006, 01:21 AM

Part 2 - What You Will Need

Besides a pen and paper you'll also find the following items useful:-



1) Marker Pen
2) Masking Tape
3) Measuring Tape
4) Spirit Level
5) Torch Light
6) Stool
7) Digital Camera - camera not shown in photo for obvious reasons

I) Marker Pen & Masking Tape

Use the Marker Pen and Masking Tape to mark out areas of concern so that contractors doing rectification work can easily spot trouble areas.

It helps because it's mystifying to figure out where the defects are from the description on the defect list to an actual flaw on the house.

You can also scribble notes and express your displeasure on the masking tape so there is no miscommunication.

II) Measuring Tape & Spirit Level

Use the Measuring Tape & Spirit Level to determine if there are any structural deviations with the room dimensions and walls. The sprit level also helps determine if doors and windows are properly vertical/horizontal. The spirit level also helps check walls and ceilings are horizontal and not slanted.

Trust me it's better than trying to visually confirm a slant with the naked eye.

III) Torch Light & Stool

A Torch Light and Stool is great for exploring nooks & crannies or highlighting those high out of reach places with masking tape. It's also a lot easier to carry around a stool than a 7'ft ladder.

IV) Digital Camera

Use a Digital Camera to document the defects with photographs, if there is any dispute or misunderstanding, this helps to demonstrate if defects have been fixed or overlooked by the contractor during rectification work.

This post has been edited by aaronpang: Dec 23 2006, 01:16 AM

Part 3 - Defect Checklist What to Look Out For

Now that you've got all your defect hunting tools together here is what to look out for

1) Walls and Ceiling
2) Tiles and Floor
3) Doors and Window
4) Miscellaneous Fixtures
5) Leaky Pipes

1) The Walls & Ceilings

I'm referring to all Wall and Ceiling surfaces.

I) Cracks, Wavy and Uneven Surface.
It's pretty common and you should be able to see it quite easily.

Cracks on the Walls


Sorry no pictures of uneven or wavy surfaces it was impossible to get it to show up in pictures.

II) Holes and Chips.
Holes and Chips on walls and ceilings are also another common defect and can occur due to accidental knocks and bumps or poor quality of materials used.

Oh gawd chips everywhere and not the kind you can eat

Chips Everywhere around the Staircase Area


Missing Plaster



III) Fungus and Water Marks.
It can happen due to piping leakage or roofing defects. On the top floor the ceiling is covered in ceiling boards make sure the boards are not damaged or dirty.

Fungus & Water Damage


More Water Damage


Not a fungal or water mark but definitely an Indon mark


IV) Others.
Lumps & Bubbles, Flaky Paint, Protruding Objects:- like nails, stray pipes, loose wiring & iron rods sticking out of walls and ceilings.

Exposed Metal Rod


Window Frame Covered in Cement


Poor Paint Job



This post has been edited by aaronpang: Dec 23 2006, 01:12 AM

2) Tiles & Floor
The Tiles & Floor include kitchen, bedroom, bathroom, floor tiles and cornices.

Tiles - Missing/Cracked/Chipped/Slanting

Missing and damaged Tiles & Floor are easy to spot for defects. However it's not easy to check for hollow tiles which are due too little plaster underneath.

The danger is the tiles can come off or crack if not remedied. Tap on tiles and if they sound hollow mark it out as a defect anyway and get the contractor to fix it.

Also make sure that the joints between the tiles are properly filled in with plaster. If you notice deep gaps make sure they fill it in.

Gaps in the Wall Skirting


Not many other defects on the tiles everything is fine as far as I can tell!

3) Doors & Windows

Doors and Windows are fairly easy to check. Ensure that doors and windows easily open and unobstructed. Check for shoddy workmanship like missing screws, damage and rust.

Also ensure that everything is properly installed and there are no large gaps between the door and window frames. It's also a good time to check for water damage since windows not properly installed will leak during heavy downpour.

Check also that rubber seals for the windows are intact.

4) Miscellaneous Fixtures

Check the developer's inventory list for missing fixtures and accessories. You'll usually get a list of items that come with your home such as the number of electrical points, taps, sink, shower heads and etc.

Check the list thoroughly and make sure nothing is missing!

BEFORE:



AFTER:



Yup the sink was missing so was the wiring, seems some gawd damn thief carted away those items from our finished unit.

5) Leaking Pipes

Leaking Pipes are also easy to detect, check the exposed piping for leaks or walls where the pipes run through for water stains.

Query the developer on where the pipes in your unit are; in future it will help to prevent accidents due to accidental nailing or drilling. You don't want to hang a picture frame and puncture a pipe all in one go.

I'll end it here, I'll start inspecting more of the unit tomorrow and post extra pictures once I'm done.

Feel free to comment and suggestions/improvements are welcomed!

....More to come pictures being cropped and uploaded

This post has been edited by aaronpang: Dec 23 2006, 01:17 AM

Click this link for more details...

Basically it's Taman Puchong Utama Phase 10B!

Why don't you mention where is the location you're interested in and the budget you have?

Happy hunting and I hope this post would be useful when you got your own home sweet home

The cracks and defects the developer will repair because the house is still covered by the defect liability period which is 18month.

Most likely they will cover it up with more plaster and paint it over. Clay bricks are expensive

Yeah I know where the pipes are I also know where most of the wiring are

It's not that bad I'm a pest and looked at every nook and hole pictures are from one of two houses we purchased.

Most of the defects are fairly common. Minor cracks, chips and leaks are expected it's not too bad.

It could be worse, I could have a slanting wall, broken tiles, deep holes, major cracks, indoor waterfall etc...

The developer is Hillcrest S/B I think they are linked to Glomac since they have an address at Manara Glomac just guessing here

Anyway the defects will be fixed by the developer



Stay tuned for more pictures

This post has been edited by aaronpang: Dec 23 2006, 01:59 AM

Talam or Mayland or maybe MKLand there are just too many errant developers to keep track off...

You can google around especially Talam "Puchong Lestari" the houses are abandoned and those completed had quality issues. Not to mention Puchong Lestari is near a dumpsite. Stinks to high heaven when it rains

You can still drive by and see all the abandoned houses, really pity the owners.

You can also google for Mayland the defects in their apartments are totally shocking

Merry Christmas


edit: BTW Don't worry about Hillcrest the defects aren't too bad it's minor and not entirely unexpected but the water stains really cheesed me off

The important thing is to find all the defects and get it fixed

edit2: Talams Many Problems

This post has been edited by aaronpang: Dec 25 2006, 01:30 AM

Metropolitan Square is a disaster for some of it's buyers... it's an MKLand Project not to mention the endless stream of complaints from owners of Armanee Terrace another MKLand project see here http://forum.armaneebuyers.com you'll have to register to read the forum.

On yeah and look here too http://propertymalaysia.blogsome.com/2005/...sales-strategy/



This post has been edited by aaronpang: Dec 25 2006, 02:39 AM

chloelew good advice!

Ex estate but I don't know what kind of plantation it was!

However I got a cert from the developer that the ground has been treated by a pest control company for termite infestation

Hi dreamer101,

I'm not 100% sure on a guaranteed method to check and predict the risk of flooding...

But I did make it a point to purchase my home on higher ground it should reduce the risk of water flooding my home! I'll try to snap a photo!

Actually there is another source of information and that's to check with your insurance agent... they should be able to help on a personal basis.

I pestered my agent for the risk information on the surrounding area and property. I can't post the information online because she only showed it to me from her laptop.

Hi chloelew and azarimy,

Thanks for your feedback I'll incorporate it into the guide! TQVM!

BTW chloelew that is a nice home you've got there

This post has been edited by aaronpang: Dec 29 2006, 02:35 AM

Hmmm better inform your developer about that cracked tile... could you tell us where is the fungus located inside the house or outside...? Near any windows?

If it's growing on outside then its expected coz the paint that the developers tend to use is the cheapo variety so fungus can grow on it after raining.

If it's on the inside typically the fungus will appear on walls and ceilings where there are piping/roof leaks... sometimes funguses will grow near window panes because there could be cracks or the window seal/frame is damaged and let moisture inside.

Any case get the developer to check the inside of your home for leaks and patch it because painting it over won't make fungal growth go away... the fungus will just reappear later

If it's on the outside of your house go buy some good quality paint with anti-fungal formula and repaint... ps remove the old paint and fungus first before repainting get the developer to do that.

This post has been edited by aaronpang: Jan 8 2007, 05:03 PM

Just so everyone knows there are typically 3 types of grilles for homes:-

Steel RM8 to RM10 psq
Wrought Iron RM16 to RM25 psq. depending on design
Stainless Steel RM 40 and above psq.

Steel grilles are what you'll find in most homes and they are hollow so it can be easily cut or pried open using crowbars...

Wrought iron and stainless steel are harder stuff so it's difficult to bend or cut compared to iron grilles.

The advantage of stainless steel is also low maintenance and rust resistance. You don't need to repaint every few years.

There are also other stuff but I won't go there... the price's quoted is only an estimation but essentially stainless steel is the most expensive so mostly I see those in the homes of rich folks

Bad news no more photo updates from me... lost my camera and all the photos on Tuesday...

Some thief broke into my car and stole my camera; I went out on Tuesday to take some pictures of the house then went to 1Utama for dinner. Barely a half hour after parking my car, it was broken into and my camera stolen

Oh gawd I feel so crappy right now.



They smashed the rear window then took my camera which I hid under the passenger seat, I left it behind because I tot it would be safe from snatch thieves.

Incidentally several other cars are broken into that day besides mine. Is there no where safe these days??

This post has been edited by aaronpang: Jan 18 2007, 01:10 PM

Yes you can, rightfully if the defects have been fixed there should be a letter between you and all parties agreeing to that fact... did you sign it? I believe its called joint inspection or something to that effect

If there are disputes better start documenting (take pictures) and build a case.

But there are rules to follow give your developer the time frame specified in your S&P I believe its 1 month for the defects and 2 weeks after that for follow-up work.

Please make sure you communicate everything to your developer in black and white...

After the 1 month and 2 weeks you can start writing to your developer and S&P lawyers (stake holders) to inform them that you intend to fix the defects yourself per the provisions in the S&P agreement for non-compliance of the defect rectification and attach a repair quote from a contractor specifying the repair costs.

Don't be afraid to complain and make noise, you paid hard earned money so you should demand nothing less than a perfect house

edit: Sorry if I've left you hanging... its best you follow-up with your stake holder and developer and then decide on what to do after their feedback

There is a provision in you S&P that allow the developer another 30 days to make good on the defects but I'm not a legal eagle... I'm unsure if you can just hire your own contractor during the additional 1 month period or after


This post has been edited by aaronpang: Feb 14 2007, 11:47 AM

Hi KeNNy,

Thanks! If you disagree with the shoddy work quality done by the developer don't sign off on the joint inspection form... because it will let the developer off the hook.

Follow the steps above (Post 54) and inform the stakeholder regarding your unresolved issues and get your own contractor to do the work to your satisfaction.

I'll be honest the word defect is used loosely and can be subjective in some cases.

For example if you don't like the manner in which the plaster is applied to your walls either it's wavy or lumpy but to the developer some level degree of error is acceptable.

It's the same with polishing of marble floors...

However there are no clear definitions on what are the allowable/acceptable margins of error before it becomes a defect.

??!! is right take the key first...

Usually the developer's representative will make an appointment to show you around the house, whilst you're there with the rep remember to ask for the defect rectification form.

Also there will be an inventory checklist that the representative will ask you to sign. In that form there will be a list of things such as the number of taps, electricity socket, kitchen sink, etc.

Go through the inventory list with the rep. and make sure everything is present, installed and accounted for in the house before signing the inventory list.

BTW if your unit is a house with gates bring along a few good padlocks (2 should suffice) so you can lock the front and back gate!

Also when you submit the defect list, the developer will ask you for a set of the house keys so the contractor can enter and fix the defects. I know most folks don't like to give away house keys but you can change the locks later and install metal grilles with additional padlocks.

Go spot check and visit your house regularly during this period.

Good luck and show lah some pics of your new house

I don't think there is a template however you can write to your stakeholders requesting to withold releasing the final 2.5% stake to the developer.

This should get the developers attention... I'll try to draft one for you if it will help!

No promises but hopefully if I've got the time...

Hi adrianocy billytong is right just write a simple letter and threaten to fix it yourself. If ever the developer decides not to make good on the defects you can go ahead and get it fixed yourself.

You can find the sample letter I've promised here... I hope it helps!

This post has been edited by aaronpang: Mar 7 2007, 11:18 PM

Better to postpone the renovation work until your defects are finished otherwise there will be a blame game if anything gets broken or new defects crop up.

Also renovation will probably void your DLP and there will be finger-pointing between your contractor and the developer especially if surrounding parts of your house near the renovated area developes new defects or damage.

Tell him if its such a small problem it should be not much trouble for him to fix it...

BTW dun waste your time talking to the site manager just submit the defect form and demand they fix it to your satisfaction.

Otherwise refer to here on the subject of stakeholders http://forum.lowyat.net/topic/423171

To me it's a defect and needs to be rectified by the developer at their cost

Compensation I'm really unsure what amount/quantum of money developers should pay for missing sockets...

Furthermore I don't think developers are obligated to pay, they're only contractually bound to fix defects... failing to fix the defect you can fix the defect yourself and deduct the difference from the stakeholders sum.