Taking Handover of a New Apartment in Türkiye: Inspect the Home and Record Outstanding Items Before Moving InReceiving the key starts the inspection; it does not finish the review of the project. Attractive finishes can conceal an unconnected meter, a leak beneath a cupboard or a material that differs from the agreed specification. Handover should establish what you actually received, what needs repair and which documents are still missing. This guide takes the inspection room by room, then links findings to a clear report, responsible person, deadline and reinspection, so ‘we will fix it later’ does not become an endless list.
1. Prepare the documents before the visit
Arrange enough time to inspect in daylight and test available services, with an authorised developer representative present. Bring the agreement, specification schedule, unit plan, area schedule and appliance and accessory list. Request the company’s handover form beforehand so your lawyer can review wording about full acceptance or settlement of claims before you arrive.
Arrange independent inspections appropriate to the home, particularly for electricity, plumbing, waterproofing and equipment. Record any limits where a service is unavailable. Heating that cannot be operated has not passed a test; its test remains outstanding. If you are outside Türkiye, define your representative’s authority: inspection and recording findings, or acceptance and signature? Do not let the person filming a tour make legal or technical decisions beyond the agreed role.
2. Distinguish the keys from legal delivery
For prepaid housing sales to consumers, the Ministry of Trade explains that handing over keys alone does not establish formal delivery. Registration and possession must satisfy the prescribed form and conditions. Keep separate records of the inspection date, key receipt, transfer of title and contractual acceptance, and have your lawyer review any differences.
| Event | What it establishes | What to review |
|---|---|---|
| Inspection visit | Observed condition and date | Inspection scope and available services |
| Receipt of keys | Number of keys and access | Does the wording constitute acceptance? |
| Registration transfer | Registered right and details | Restrictions and included areas |
| Handover report | Accepted items and outstanding findings | Obligations, deadlines and reservations |
Do not assume every defect automatically justifies rejecting the transaction, or that every signature is merely a formality. A qualified adviser determines the effect of a defect and the report’s wording; the inspection supplies the facts and photographs needed for an appropriate response.
3. Match the unit, floor area and specifications
Start with the tower, floor, door and separate-unit numbers, then compare rooms, orientation, balconies and included areas against the plan. Confirm that the inspected home is the one in the agreement, especially if door numbering changed during construction. Use a clear measurement method specified by a professional, distinguishing internal area from balconies, storage and gross figures including walls or common areas.
Match materials and appliances to the specification schedule: flooring, internal doors, kitchen cabinets, glazing, sanitary fittings, heating and air conditioning where included. Do not accept a substitute simply because it is described as ‘newer’; compare specifications and establish whether you approved it. Photograph labels and model numbers, and keep the final product list. If the area differs, request a measurement report explaining the basis and discrepancy before claiming a sum; measurement methods may explain part of the difference.
4. Water, drainage and sanitary fittings
Run water at available outlets, observing flow and visible leaks during and after use. Open basin cupboards for photographs and inspect accessible supply and drainage connections and damp patches. Test hot water with the company representative if the system is ready. Record the time and observation without assuming delay alone proves a fault; system design, pipe length and commissioning can affect it.
Check basins, toilets, taps, sealing edges and drains for secure fitting. A professional should test falls and drainage using a suitable method that does not flood the home or neighbours. Do not flood the bathroom floor yourself to test waterproofing: these tests require a proper method, coordination and responsibility. If damp appears, document its location and ask about the source and required repair. The remedy may be behind the finish rather than another coat of paint. Repeat the same test after repair before closing the item.
5. Electricity, heating and ventilation
Ask a qualified electrician to check circuits, protection, earthing and necessary safe tests. You can record switches, sockets, circuit labels and installed equipment, but do not open a live distribution board or use unsuitable testing tools. Ask about the supply capacity, its suitability for your appliances, whether the meter number matches the unit, and system documents and maintenance contacts.
| Item | Suitable check | What to record |
|---|---|---|
| Electrical board | Professional check of protection and labelling | Circuit, finding and test report |
| Heating | Initial operation by a qualified person | Pressure, leaks and anything untested |
| Ventilation | Operation and review of accessible routes | Fan operation and discharge location |
| Included air conditioning | Unit and condensate-drain test | Model, operation and warranty |
Do not operate gas appliances before the relevant authority or qualified technician confirms readiness, and do not block ventilation openings for appearance. If a test requires a utility account to be opened, identify its date and responsible person in the outstanding-work list.
6. Windows, doors, insulation and finishes
Open and close every window leaf and check locks, hinges, fixings, seals, glass, scratches and visible gaps. Check that doors do not scrape the floor and the entrance door works without unusual force. Number each finding: ‘windows need adjustment’ does not identify what the technician completed or what remains. Review balcony edges, drainage openings and visible fixings with the inspector.
Inspect floors in suitable light, including joint alignment, broken pieces and unagreed changes in colour or material. Check cabinets, drawers, shelves, handles, worktops and joints, testing doors without overloading or damaging them. Fresh paint does not prove there was no previous damp; ask about marks or repairs and have the cause investigated. Do not let repeated small defects disappear into one vague entry.
7. Shared facilities, meters and management
The apartment may be ready while the pool remains closed, the final lift is not operating or the car park is still a worksite. Compare each facility with the agreement and promised date, recording whether it is operating, completed but closed, or incomplete. Ask for lift inspection and maintenance reports, and check lighting, emergency exits, doors and access routes. Do not disable safety equipment to test it yourself.
Request management contact details, expected building charges, what they cover, the operating budget and who pays for unsold units. Verify each meter number, reading and date, and the utility account holder. Separate earlier consumption from charges becoming yours under the agreement. Record keys, cards and remotes, who retains a repair-access copy and how access rights will change once work is complete.
8. Handover report and defect tracking
Begin with the parties, unit identification, inspection date, attendees and documents used for comparison. Add a numbered list describing each defect’s location, appearance, the test that revealed it and its linked photograph. Distinguish technical findings from document requirements: a meter photograph does not open an account, and signing for an appliance does not supply its warranty.
| No. | Location and finding | Responsible person and deadline | Closure criterion |
|---|---|---|---|
| 01 | Visible leak beneath kitchen sink | Company technician; specified date | Repair and repeat operation without a leak |
| 02 | Bedroom window leaf will not close | Window contractor; specified date | Normal opening, closing and locking |
| 03 | Meter not linked to the unit | Utilities coordinator; specified date | Verified number and account |
| 04 | Appliance differs from the schedule | Developer; written response | Compliant item or approved resolution |
Sign the correct copies and keep yours; do not give the developer the only copy. Have your lawyer review reservations, acceptance and obligations so they reflect the home’s condition. Close each numbered item with a date, photograph or test report rather than a general message saying ‘everything is finished’.
9. Example: prioritising defects and budgeting
Assume the inspection identifies four jobs: a plumbing connection estimated at TRY 4,000, window adjustment at TRY 6,000, finish correction at TRY 3,000 and bringing electrical equipment into conformity at TRY 9,000. The estimates total TRY 22,000. These are hypothetical quotations for comparison, not market prices or a decision on who pays. First record the seller’s responsibility under the agreement and law. A cost estimate does not mean you agreed to fund it.
| Finding | Hypothetical estimate | Practical priority |
|---|---|---|
| Leaking water connection | 4,000 | Before using the cupboard or moving in |
| Windows need adjustment | 6,000 | Before assessing closure and insulation |
| Unfinished surfaces | 3,000 | A clear date before final furnishing |
| Electrical equipment requires conformity checks | 9,000 | Technician to determine before operation |
| Total | 22,000 | Excluding delay costs |
If this work delays letting by twenty days and hypothetical rent is TRY 30,000 for a thirty-day month, the simplified lost-receipts calculation is TRY 20,000. Repairs and delay therefore total TRY 42,000 if the owner hypothetically bears every amount. This is not automatically compensation due: the estimate helps prioritise decisions, while a lawyer reviews recoverable claims and evidence. Do not combine uncollected rent with alternative accommodation costs for the same period without explaining their different purposes.
10. Defects and warranties are different matters
For a covered consumer transaction, the Ministry of Trade describes defect-related remedies such as free repair, a price reduction, rescission or replacement where possible, subject to each remedy’s conditions. Liability for housing defects generally has a five-year limitation period from delivery unless law or the agreement provides longer, with special provisions for concealment through gross fault or fraud. This legal liability period is not a uniform five-year warranty for every appliance or a promise that every failure is covered.
Keep appliance warranties, serial numbers, invoices, operating and maintenance instructions and authorised-service details. Some equipment may require professional installation or initial commissioning to document its condition. Report a defect clearly as soon as it is discovered; do not assume the limitation period permits delay. If a latent defect appears after moving in, record it before removing the evidence, take necessary steps to prevent further damage, and seek advice on repairs and establishing the cause.
11. Final checklist before moving in
- Confirm the unit, included areas and floor area against the documents.
- Check water and drainage and close confirmed leaks.
- Obtain appropriate electrical or technical reports before operating services.
- Open windows and doors and check locks and seals.
- Match materials, appliances and model numbers to the specification list.
- Identify ready shared facilities and those with later deadlines.
- Record meters, readings, accounts, keys and access cards.
- Receive operating manuals, warranties and maintenance contacts.
- Keep a detailed snagging report with a responsible person, deadline and photograph for every item.
- Reinspect closed items and retain the final report.
Mistakes include signing a report with no reservations because defects seem ‘minor’, photographing defects without numbers or locations, and allowing repairs to obscure the cause before it is documented. Furnishing before wet or dusty work also makes access harder and increases costs. Arrange repairs, retesting, cleaning and furnishing in that order, so handover defects can be distinguished from damage during your furniture move.
12. Common questions on handover day
Should I accept handover with outstanding items?
That depends on their nature, the agreement and their effect on use. Record them and review acceptance wording with your lawyer instead of signing unconditional acceptance.
Is a short visit enough for a new apartment?
Allow time and scope appropriate to the rooms and equipment, using technicians where tests require tools and expertise.
What if services are not operating during the visit?
Record that the test was not performed and specify when and by whom it will be done. Do not record an assumed pass.
Can I pay for repairs and deduct them from the balance?
Check the contractual procedure and obtain legal advice first. An unstructured deduction can create disputes over both the instalment and the repairs.
How do I confirm the company fixed a defect?
Repeat the test that revealed it and record the date, result and photograph. A cosmetic remedy is insufficient if the cause remains.
What should I keep after moving in?
The agreement and schedules, reports, original photographs, inspection findings, warranties and defect notices. The file supports maintenance and any later claim.
Related guides
- Buying Off-plan Property in Türkiye in 2026: Contracts, Payments and Handover
- Building Permits and Occupancy Certificates in Türkiye: Identifying Unauthorised Work
- Building Safety Before Buying in Türkiye: Earthquakes and the Limits of DASK Cover
- Valuing an Apartment in Türkiye in 2026: Price per Square Metre, Comparables and Neighbourhood Differences
- Housing Prices and Rents in Türkiye in 2026: Understanding the Indices
- Property Valuation and the Investment Value Certificate for Foreign Buyers in Türkiye
- Choosing a Neighbourhood for Property Investment in Türkiye: Demand, Transport and Resale Liquidity
- Checking a Turkish Title Deed Before Paying a Deposit: Mortgages, Attachments, Shares and Usufruct