What should you inspect when viewing a resale flat?

A resale flat inspection plan

HDB says that before the resale completion appointment, you arrange with the sellers to inspect the flat and make sure they can deliver vacant possession. HDB fire insurance, compulsory with an HDB housing loan, covers building structures and the fixtures and fittings HDB provided, but not home contents such as furniture, renovations and personal belongings.

Water, leaks and pipes

Check toilet and bathroom ceilings for stains. HDB says leaks from the flat above are common in older buildings, typically in toilets and bathrooms, and untreated leaks may cause mould growth. For a leak between two flats, the two owners arrange the repair and split the cost. See ceiling leak from upstairs for the steps.

Look for spalling concrete: ceiling cracks and bulges, especially in kitchens and toilets. HDB says the home owner is responsible for repairs, and a large patch needs a contractor promptly, before more concrete dislodges and causes injury.

Turn on each tap and check under the sinks for water stains, mould or peeling material. With the sellers' agreement, try PUB's meter test: turn off all taps and water-using appliances and watch the meter for at least 10 minutes. If the dial moves, there is a leak, and a licensed plumber can handle the leak repair.

Run water into each floor trap and note a foul smell or slow drainage. HDB says overflow comes from solid matter or grease blocking the trap.

Electrical and the distribution board (DB box)

The Energy Market Authority (EMA) says the RCCB is usually in the DB box and can be identified as a switch with a "Test" button. HDB flats built before 1985 did not come with one unless the owner installed it later.

Look at each socket for scorch marks first, and plug your charger only into sockets that look undamaged. HDB links burnt marks at a socket and overheated plugs to causes such as an overloaded circuit. It gives PVC electrical cable an estimated average lifespan of about 25 years and says a Licensed Electrical Worker (LEW) can check the wiring. Ask the sellers about rewiring records.

EMA says electrical work in an HDB flat needs a Licensed Electrician, the class of LEW approved for loads of up to 45kVA. The cost depends on the job: see HDB rewiring cost or compare companies for wiring and rewiring.

Windows, doors and aircon

The Building and Construction Authority (BCA) lists the window checks below; on casement windows, use a mirror to see the screws and rivets. HDB says owners are responsible for window upkeep, and replacement must be done by a BCA Approved Window Contractor (AWC) with an HDB renovation permit.

At the main door, open it and let go. HDB says the main entrance door is a fire safety barrier and its door closer must not be removed. Replace the closer if fluid leaks from it and the door cannot shut on its own. For fixes, see door and window repair.

For each aircon unit, HDB says brackets should be on concrete or brick walls only and free of corrosion and rust, with no leaking and the condensate pipe running into the flat to a floor trap. Ask an aircon serviceman whether a rusty unit needs replacing.

Walls, floors and renovations

Look along the joints between block walls and concrete. HDB says hairline cracks there can be re-painted with a flexible sealant or elastomeric paint, while wider cracks need a contractor. Owners are also responsible for their floor and ceiling slabs, according to HDB's ceiling leak guide.

Note any false ceilings, built-in carpentry or replaced windows, and ask the sellers whether the work had HDB permits. HDB fire insurance does not cover renovations, so check these areas closely.

The full resale inspection checklist

Use this resale HDB checklist room by room. Not sure which service you need? Start there.

Kitchen

• Ceiling: no stains, cracks or bulges
• Taps and under the sink: no drips, water stains, mould or peeling
• Floor trap: no foul smell or slow drainage
• Sockets: no scorch marks

Toilets

• Ceiling: no stains, mould, cracks or bulges
• Taps: no drips
• Floor trap: no foul smell or slow drainage

Bedrooms

• Windows: rivets, screws, friction stays, stoppers and lever locks
• Aircon: brackets on concrete or brick, no rust or leaks, condensate pipe to a floor trap
• Walls: cracks noted as hairline or wider

Living area

• DB box: RCCB with a Test button present (look only)
• Sockets: no scorch marks, plugs not overheating
• False ceilings and carpentry: noted for permit questions

Service yard

• Floor trap: no foul smell or slow drainage
• Windows: checked for their type

Main door

• Door shuts on its own after you let go
• Door closer in place, no fluid leaking

Ask the sellers

• Can you deliver vacant possession by the completion date?
• Has the flat been rewired, and do you have the records?
• If the flat was built before 1985, was an RCCB installed later?
• Have there been ceiling leaks, and how were they repaired?
• Did renovations and any window replacement have HDB permits?

Questions