Just collected keys to a new home? Use your Defect Liability Period properly — what to inspect, how to claim from the developer, and when to call a pro.
General guidance for Klang Valley homeowners — not legal advice. Confirm specifics with your local council or management. Ask us on WhatsApp.
Buying a new property under the Housing Development (Control and Licensing) Act 1966 (HDA) gives you valuable protection: the developer must fix defects at no cost for a defined period after vacant possession. Most buyers under-use this right — either by not inspecting thoroughly or by not submitting claims in writing. Here is how to make it count fully.
Under the standard statutory Sale and Purchase Agreement (Schedule G for landed homes, Schedule H for strata titles, under the HDA Regulations), the Defect Liability Period is 24 months from the date of vacant possession. During this period the developer is legally responsible for repairing all defects caused by defective workmanship, defective materials, or failure to comply with the approved plans — at no cost to the purchaser.
The developer must repair each reported defect within 30 days of written notification (or such longer period as may be agreed). If the developer fails, you may carry out the rectification yourself and recover the cost from the developer, or escalate to the Tribunal for Homebuyer Claims established under the HDA.
| Defect type | Typical location | Severity |
|---|---|---|
| Hairline & plaster cracks | Walls, ceilings, beam-column junctions | Low (cosmetic) unless structural |
| Hollow / lippage tiles | Floors, feature walls | Medium (trips hazard; hollow bonding fails) |
| Leaks & damp | Bathrooms, balconies, ceiling from above | High — claim immediately |
| Door/window misalignment | Throughout; especially high floors due to settlement | Medium (operational and security concern) |
| Poor paint finish | Walls, skirting, door frames | Low (cosmetic) |
| Plumbing drips/leaks | Under sinks, cistern connections, shower valves | Medium to high |
| Electrical faults | Dead power points, trip switches, labelling errors | Medium to high |
A professional defect inspection in the Klang Valley typically costs RM 400–RM 1,500 depending on property size and the inspector’s scope:
| Property size | Professional inspection cost | What is included |
|---|---|---|
| Condo / apartment (700–1,200 sq ft) | RM 400–700 | Visual inspection, basic testing, written report |
| Terrace house (1,500–2,000 sq ft) | RM 600–1,000 | As above + roof inspection, more extensive testing |
| Semi-D / bungalow (3,000+ sq ft) | RM 900–1,500+ | Full structural visual, M&E testing, detailed report |
A professional report creates a clear, timestamped record to submit to the developer. It is particularly valuable for higher-value units or when you expect significant defects based on the project’s workmanship reputation.
| Step | Action | Timeline |
|---|---|---|
| 1. Collect keys | Do NOT sign off on the defect form yet — inspect first | Day 0 |
| 2. Full inspection | Inspect thoroughly or engage a professional inspector | Day 1–14 |
| 3. Submit defect list | Written submission with photos to developer | Within 30 days |
| 4. Developer rectifies | Developer must respond and fix within 30 days | 30 days from submission |
| 5. Re-inspect | Check rectification is complete and satisfactory | After works done |
| 6. Escalate if needed | Tribunal for Homebuyer Claims if developer fails | Within DLP (24 months VP) |
Under the HDA standard SPA (Schedule G/H), the developer must rectify defects within 30 days of receiving written notice, or within a mutually agreed extended period for complex defects. If they fail, you have the right to carry out the rectification yourself and recover the reasonable cost from the developer through written demand or, if necessary, through the Tribunal for Homebuyer Claims. Keep all receipts for any rectification work you commission yourself.
Get all developer defects fixed under the DLP before starting any renovation work. Once you alter finishes — retile, repaint, add partitions — the developer will argue that any related defect was caused by your renovation, making the claim difficult to enforce. The practical order: (1) collect keys; (2) inspect and submit the full defect list; (3) wait for rectification; (4) then plan and commence your renovation.
When you are ready to renovate, see our house renovation cost guide → or WhatsApp ClickBina — we help new homeowners snag defects and plan the fit-out in the right order.
This guide cites Malaysian legislation and official bodies. Always confirm current rates and rules with the official source:
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