Condo Turnover Checklist for the Philippines
What to expect during unit turnover and how to protect your investment
The short answer: Unit turnover is your one chance to document every defect before you sign acceptance and take the keys. Once you sign, the burden shifts to you to prove a defect existed at turnover, so the inspection is where you protect the money you have already paid. Expect a turnover notice 30 to 60 days out, one or more inspections with a punch list, a developer rectification window (usually 30 to 60 days per your contract), then final acceptance with key and document handover. Bring someone technical, photograph everything with timestamps, and do not sign until the majors are fixed or documented in writing.
Licensed by the Professional Regulation Commission (License #0025157) since 2015. Founder of REN.PH and broker at Prime South Property. Has represented buyers at unit turnovers across CALABARZON and Metro Manila. Learn more.
Why turnover inspection matters
The developer's staff want the unit accepted and off their books. You want a unit that matches what you paid for. Those two goals don't line up, and the turnover inspection is where the gap gets settled.
Non-structural defects usually carry a 1-year warranty. Structural integrity is covered far longer: under Article 1723 of the Civil Code, a builder can be liable for up to 15 years if the building collapses due to defects in construction or the ground. But a warranty is only as good as your proof, and a timestamped punch list from turnover beats an argument made months later.
Signing acceptance means you inspected the unit and found it acceptable. Treat that signature as the line it actually is.
If you're financing the unit, turnover and title release often happen on different timelines. Many developers hand over the unit before the Condominium Certificate of Title is issued in your name. See the title transfer guide for what happens after you get the keys.
How to use this checklist
Print it, or open it on your phone before the inspection. Walk every room with it. Mark each defect on the developer's punch list form and photograph it. Don't rush even if the staff seem impatient. The steps below cover the six-stage turnover flow, a room-by-room inspection, what to bring, and the documents you should walk away with.
- 1Turnover Notice
Developer sends a notice that your unit is ready for inspection and turnover. Usually 30-60 days before target turnover date.
- 2Schedule Inspection
Book an inspection slot with the developer's property management team. Bring someone knowledgeable (engineer, contractor, or experienced friend).
- 3Unit Inspection
Thorough inspection of all areas. Document all defects and issues on the punch list form provided.
- 4Submit Punch List
Submit your list of defects/issues. Developer has 30-60 days to rectify (check your contract for specific timeline).
- 5Re-inspection
After repairs, conduct re-inspection. Repeat until satisfactory.
- 6Acceptance & Key Handover
Sign acceptance documents. Receive keys, access cards, parking slot, and unit documents.
Walls, Ceiling & Floor
- Check for cracks, uneven surfaces, or paint imperfections
- Verify wall finish matches what was specified
- Check floor tiles for chips, cracks, or hollow tiles (tap test)
- Verify ceiling height and check for water stains
- Check corners and edges for proper finishing
Doors & Windows
- Open and close all doors. check for smooth operation
- Check door locks, handles, and hinges
- Test all windows. open, close, and lock
- Check for gaps or drafts around frames
- Verify screens are intact (if included)
- Check sliding door rollers and tracks
Electrical
- Test all outlets with a device (phone charger works)
- Test all light switches and fixtures
- Check circuit breaker panel. properly labeled
- Verify doorbell and intercom work
- Test exhaust fans in bathroom and kitchen
- Check AC provisions and outlet locations
Plumbing
- Turn on all faucets. check water pressure and drainage
- Flush toilets. verify proper function
- Check under sinks for leaks
- Test shower/bathtub drain
- Check water heater provisions
- Verify hot/cold water lines work correctly
Kitchen
- Check kitchen cabinets. doors, hinges, drawers
- Verify countertop condition and installation
- Check sink and faucet
- Verify stove/range hood provisions
- Check under-cabinet areas for proper sealing
Bathroom
- Check toilet. flush, fill, no leaks at base
- Test lavatory and faucet
- Check medicine cabinet/mirror
- Verify tile work and grouting
- Check floor drain and slope (water should drain properly)
- Test exhaust fan
Balcony (if applicable)
- Check railing height and stability
- Verify floor drain
- Check waterproofing on floor
- Inspect sliding door/window access
- Phone/camera for documentation
- Flashlight (check dark corners)
- Phone charger (test outlets)
- Masking tape (mark defects)
- Measuring tape
- Marble or small ball (check floor level)
- Notebook and pen
- Copy of floor plan
- Contract (for specifications)
- Companion (engineer/contractor if possible)
- Keys and Access
Unit keys, mailbox key, access cards, parking slot key/remote
- Unit Documents
Deed of Absolute Sale (or Contract to Sell), CCT (if available), Tax Declaration, as-built floor plan
- Warranty Documents
Warranty terms, warranty period dates, contact for warranty claims
- Condo Documents
House rules, move-in requirements, HOA contact, utility application forms
- Take your time. The inspection is your chance to document everything. Don't rush even if the staff seems impatient.
- Photograph everything. Take photos and videos of all defects with timestamps. This is your evidence.
- Don't sign until satisfied. You can request multiple re-inspections until issues are resolved.
- Know your warranty. Typical warranty is 1 year for defects. Document when your warranty period starts.
- Get everything in writing. All punch list items and developer commitments should be documented.
Important: Signing Acceptance
Once you sign the acceptance documents, you acknowledge that you've inspected the unit and found it acceptable. It becomes harder to claim defects after signing. Make sure all major issues are resolved or clearly documented as pending before you sign.
Frequently Asked Questions
Can I refuse to accept the unit if there are defects?
Yes. You can submit a punch list and request re-inspection until the issues are resolved. Acceptance is not mandatory until you are satisfied. Check your Contract to Sell for the rectification timeline.
How long does the developer have to fix punch list items?
Usually 30 to 60 days, set in your Contract to Sell or turnover documents. Get the commitment in writing with dates, not verbal assurances.
What warranty do I have after acceptance?
Non-structural defects typically carry a 1-year warranty. Structural defects are covered far longer under Article 1723 of the Civil Code. Document the date your warranty period starts.
Do I get the CCT at turnover?
Not always. Many developers turn over the unit before the Condominium Certificate of Title is released, especially for financed purchases. Ask for the timeline in writing.
What if I find defects after I've already signed acceptance?
You can still file warranty claims, but the burden is on you to show the defect existed at turnover. That is why the documentation matters more than anything else you do that day.
Who regulates condo developers and turnover disputes?
DHSUD regulates developers under PD 957. Disputes are adjudicated by the Human Settlements Adjudication Commission (HSAC), which took over the adjudication role of the former HLURB.
Should I bring a professional to the inspection?
If you can, yes. An engineer or contractor catches hollow tiles, electrical faults, and waterproofing problems most buyers miss. The fee is small against the cost of a defect you accept by signing.
Sources & References
This guide is based on:
- Presidential Decree No. 957 (Subdivision and Condominium Buyers' Protective Decree)
- Republic Act No. 4726 (The Condominium Act)
- Civil Code of the Philippines, Article 1723 (builder liability for structural defects)
- DHSUD and the Human Settlements Adjudication Commission (HSAC) for developer regulation and dispute resolution
- Direct practitioner experience (Aaron Zara, PRC-licensed broker since 2015)
Last updated: July 2026. This guide is for informational purposes and reflects general practice in the Philippines. Specific transactions may require professional legal or tax advice. REN.PH and the author are not liable for outcomes based on this guide alone.