Many flats in Noida, Greater Noida West (Noida Extension) and Ghaziabad are furnished within weeks of possession. That's the moment to find the builder's defects, because once cabinets and wardrobes cover the walls, seepage and cracks are harder to see and much harder to fix.
In short: inspect the flat before or at possession with a written snag list, room by room. Report every defect to the builder in writing and keep a copy. Under Section 14(3) of RERA, the builder must fix structural defects and defects in workmanship, quality or services reported within five years of possession, without charge, within 30 days. Start interiors only after seepage, cracks and plumbing issues are fixed.
Before you go: what to take
- A copy of your agreement for sale and the floor plan, to check the layout and specifications against what was promised.
- A measuring tape, a spirit level (or a level app), a torch, a phone charger to test sockets, and a bucket to test drains.
- Someone to take photos and notes, so every defect is recorded with its location.
The room-by-room checklist
Walls and ceilings
- Damp patches, peeling paint or white salt marks, especially on outside walls, around windows and on walls shared with bathrooms. These usually mean seepage.
- Cracks in plaster, particularly near beams, door frames and window corners.
- Tap the walls and floor tiles: a hollow sound can mean a tile or plaster that isn't fully bonded.
Floors and tiles
- Uneven, cracked or chipped tiles, and gaps in the grout.
- Slope in bathrooms and balconies: pour water and check it runs to the drain.
- Skirting that's loose or missing.
Doors and windows
- Doors open, close and lock without catching; check the gap at the floor.
- Windows slide smoothly, lock, and are sealed around the frame. Look for daylight around closed frames.
- Glass is uncracked and the mesh, if provided, fits.
Electrical
- Every socket and switch works: plug in your charger at each point.
- Fan and light points are where the plan shows them, and the main board is labelled.
- Ask where the AC points and geyser points are, and check their positions suit your interior plans.
Plumbing and bathrooms
- Open every tap and flush, and look under the basin and around the WC for leaks.
- Check the hot-water connections and the pressure.
- Drains clear quickly, with no smell.
Kitchen
- The water inlet and drain are where you'll want the sink.
- Check the gas arrangement (piped gas or a cylinder point) and the chimney outlet, if any.
- If there's a platform, check it's level and firmly fixed. A sound platform can sometimes be kept in a new modular kitchen.
Balcony and outside
- Railings are firm, the floor slopes away from the house, and the drain outlet isn't blocked.
- Check the AC outdoor-unit ledge, if there is one.
Measurements and fittings
- Measure the main rooms and compare them with the plan.
- Check the fittings promised in the agreement (brand of sanitaryware, switches, flooring) are the ones installed.
Reporting defects to the builder
- Write it down. List each defect with its room, a short description and a photo.
- Send it in writing to the builder or its customer care, by email or letter, and keep the acknowledgement.
- Follow up on the dates. Section 14(3) of the Real Estate (Regulation and Development) Act, 2016 says that a structural defect, or any other defect in workmanship, quality or provision of services, brought to the builder's notice within five years of possession must be fixed without further charge within thirty days. If it isn't, you're entitled to compensation under the Act.
- Escalate if needed. In Uttar Pradesh (Noida, Greater Noida and Ghaziabad), complaints go to UP RERA.
What counts as a "defect" can be argued, especially for cosmetic issues, so record everything early and in writing. For legal advice on a specific dispute, speak to a lawyer.
When to start interiors
- After seepage and plumbing defects are fixed. Wardrobes and cabinets against a damp wall will be damaged, and the defect becomes hard to inspect.
- After the society's permission. Societies in Noida, Greater Noida and Ghaziabad usually ask for an application, a deposit and a worker list. See our society permission guide.
- Design can start earlier. With the floor plan and a site visit, a designer can measure and prepare the design and quote while snags are being fixed, so work starts as soon as the flat is ready.
Not sure what order the work should happen in? Read our guide to the sequence of interior work.
Frequently asked questions
Should I take possession if there are defects?
Many buyers take possession and report the defects in writing, since the builder must still fix them under RERA. Others ask for major issues to be fixed first. Either way, put every defect in writing with photos.
How long is the defect liability period?
Five years from possession, under Section 14(3) of RERA.
Can I hire someone to inspect the flat?
Yes. Some homeowners hire a professional snagging inspector. Your interior designer will also notice issues such as damp walls or uneven floors during the measurement visit.
When should I contact an interior designer?
Around possession is a good time: the design and quote can be prepared while snags are fixed. See our page for interior designers in Greater Noida and Noida Extension.
Planning interiors for a new flat?
Book a free consultation. Our designer visits, measures and gives you an itemized quote. See our 2BHK cost guide for what a home package includes.
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