SgPropertyInvesting guide

Defect check: is a paid inspection worth S$170–450?

Sometimes. For many new HDB flats, a careful DIY check does most of the job, because HDB fixes reported defects for free. A paid inspector earns the fee when you're short on time, the unit is large, or the handover is complicated. Here's how to decide.

Last checked: 17 October 2026. General information only, not financial, legal or property advice.

The repairs are free. The finding is up to you.

• New HDB flat (BTO): every new flat has a 1-year Defects Liability Period (DLP) from key collection. Report defects within 1 month of key collection, and before renovation starts, so nobody argues over whether a defect came from construction or your renovation. Report through the QR code in your Welcome Kit or at the Building Service Centre (BSC). The BSC arranges a joint inspection, the repair and a closing inspection. HDB says repairs usually take less than 2 weeks. After the DLP, repairs are yours to pay for (HDB, Rectification of Defects in New Flats, updated 6 May 2026).
• New condo or EC: the DLP is set in your Sale and Purchase agreement. The developer must fix defects reported in the DLP, even if the repair runs past it (BCA, What to know as a condo owner). Before you buy, BCA's Quality Housing Portal bands developers and builders from Band 1 (best track record) to Band 6 (poorest), based on their past CONQUAS scores.
• Resale flat or condo: there's no DLP. Whatever you miss before you exercise the option to purchase is usually yours to fix.

So an inspector doesn't get anything fixed that you couldn't get fixed yourself. What you pay for is how many defects get found, and reported in time.

What a DIY check covers

With a phone torch, masking tape, a coin to tap tiles, a phone charger to test sockets, a spirit level and a bottle of water, you can check most of what a basic inspection covers:

• Walls and ceilings: cracks, uneven paint, stains or damp patches.
• Floors: chipped, cracked or hollow-sounding tiles, uneven joints.
• Doors and windows: they open, close and lock; seals and glass are intact.
• Power points, switches and lights: every one works.
• Wet areas: water drains to the floor trap without ponding; no leaks under sinks or at the toilet base.

Go room by room, photograph each defect with a marker next to it, and list it by room and location. Plan for a few hours. These are general checks, not an official HDB or BCA list.

When a paid inspector adds value

• You can't spare the time. The HDB reporting window is 1 month, and it collides with renovation planning.
• You want tools you don't own. Moisture meters and thermal cameras can help find hidden leaks and damp that a torch won't.
• The unit is large. More rooms, bathrooms and fittings mean more to miss.
• The handover is complicated. In a condo, you follow the developer's own reporting process and timelines, often with more fittings and appliances supplied. Some firms log defects in the developer's format and follow up on repairs.
• You're buying resale. With no DLP, a check before you exercise the option to purchase is your only real chance to price defects in.

When it probably isn't worth it

• A small new flat, and you have a free weekend in the first month to check it properly.
• You're keeping the developer's finishes as they are, so a defect will still show up within the DLP.
• You'd only book a single walk-through. You can do that yourself with the list above.

What firms list

We found these prices on three inspection firms' own price pages, checked 17 October 2026. Prices can change. One visit is the inspection and report. Three visits usually adds a joint inspection with the BSC or developer and a re-check after repairs.

*Condo rates: InspectWise S$190/S$290 (up to 600 sq ft), Imperfeccion Specialists S$250/S$380 (up to 600 sq ft), PropDefect S$300/S$400 (up to 500 sq ft). So for a typical 3- or 4-room flat or a small condo unit, the listed prices run from S$170 to S$450, the range in our title. Larger condos cost more, and packages that add post-renovation checks can cost about S$200–300 more (PropDefect's post-renovation packages). Sources (prices as published, checked 17 Oct 2026): InspectWise; Imperfeccion Specialists; PropDefect (prices verified 10 Jul 2026). We don't recommend any of them, and none of them pays us.

A simple way to decide

Do the DIY check first, in the first week after key collection. If you find a lot, suspect leaks you can't trace, or run out of time, book a paid check while there's still time to report. For a new condo, ask the developer for its reporting process and deadline before you decide.

Our SgPropertyInvesting playbook covers key collection and the loan, cash, CPF and stamp duty steps before it, with every figure linked to its official source. See what's inside.

Common questions

Will HDB or my developer fix defects for free?

Yes, if you report them during the Defects Liability Period (DLP). For a new HDB flat that's 1 year from key collection. For a new condo or EC it's the period in your Sale and Purchase agreement, and the developer must fix defects reported in the DLP even if the repair runs past it.

When should I report defects in a new HDB flat?

Within 1 month of key collection, and before renovation starts. Report through the QR code in your Welcome Kit or at the Building Service Centre.

Do I need an inspector to report defects?

No. You can list and report defects yourself. A paid inspector mainly saves time and brings tools such as moisture meters and thermal cameras.

How much does a defect inspection cost?

On three inspection firms' own price pages, checked 17 October 2026, a 4-room BTO cost S$200 to S$350 for one visit and S$300 to S$450 for three visits. A small condo unit cost S$190 to S$300 for one visit.

Is there a DLP for a resale flat?

No. Check the home before you exercise the option to purchase, and again at handover.