Why Possession Day Matters More Than You Think
Taking possession is the single most important day in your property journey. Everything you sign and accept on that day becomes the legal baseline for:
- What the builder owes you under the defect liability period
- The condition of the flat at handover (affects security deposit disputes if you rent it)
- The starting point for your 5-year structural warranty clock
Most buyers show up, feel excited, and sign everything. The smart buyer spends 2–3 hours with a checklist.
Before You Visit: Documents to Verify
Before inspecting the flat, verify these at the builder’s office or online:
| Document | Where to Check | What to Verify |
|---|---|---|
| OC (Occupancy Certificate) | PMC/PCMC portal or builder | Must be issued — do not accept “applied for” as sufficient |
| RERA completion certificate | MahaRERA website | Match the possession date in your agreement |
| Society formation | Builder / Registrar of Societies | Society should be formed or in process |
| Water/electricity connection | Builder + MSEDCL/PMPML | Permanent connections, not temporary construction supply |
| NOC from fire department | Builder | Required for multi-storey buildings |
| Lift inspection certificate | Builder | From Electrical Inspectorate, Maharashtra |
Red flag: If the builder does not have OC and is offering “provisional possession” — do not take possession. Under RERA, taking provisional possession may void some of your rights.
The Flat Inspection: Room by Room
Bring: a phone (camera + torch), a marble or small ball (to test floor levelness), a coin/key (to tap tiles for hollow sound), a phone charger (to test power points).
Entrance & Main Door
- Door frame is plumb (no tilt — use phone spirit level)
- Door opens/closes smoothly without sticking
- Lock and handle function correctly; all 3 keys provided
- Video doorbell / security wiring point present (if in spec)
- Door finish matches specification (laminate, wood finish, etc.)
- Threshold height correct — no tripping hazard
Living Room & Dining
- Floor tiles: tap with coin — hollow sound = loose tile (document exact location)
- Grout lines even; no cracked or chipped tiles
- Roll a marble across floor — should not roll to one corner (checks levelness)
- Walls: check for cracks, efflorescence (white salt deposits = moisture), paint peeling
- Ceiling: no water stains, no sagging
- Windows: open/close smoothly; locking mechanism works; rubber seal intact
- Electrical: count plug points vs spec; test each with charger
- Fan mounting point present and aligned with centre
- AC provision point (copper pipe sleeve, drain hole, separate circuit)
- TV point and telephone/internet conduit present
Kitchen
- Platform height comfortable (standard 850mm)
- Granite/stone platform: check for cracks, chips, proper bonding
- Sink: check drainage angle (water should drain completely, no pooling)
- Under-sink cabinet: check for moisture damage (common from plumbing leaks)
- All drawers and shutters open/close smoothly; soft-close if in spec
- Chimney/exhaust provision: shaft present, damper functional
- Plumbing: check water pressure at tap — at least 10–15 PSI
- Hot water provision point (geyser point or pipeline)
- Dry balcony/utility area: washing machine point with drain
Master Bedroom
- Floor: tap for hollows; check corners where wall meets floor for gaps
- Wardrobe: check alignment, hinges, internal fit; mirror if in spec
- Master bathroom: see bathroom checklist below
- Electrical: 2 bedside points + 1 AC point + fan point minimum
- Window: safety grille if on lower floors; mesh against mosquitoes
Second Bedroom / Guest Room
- Same checklist as master
- Check if layout allows for bed + wardrobe + study desk (660+ sqft carpet = workable but tight)
Bathrooms (All)
- Flush: hold flush — should completely empty bowl; no ghost flushing
- Shower/overhead: check pressure; geyser point present
- Drainage: fill the wash basin and watch drain speed — should drain in <30 seconds
- Floor slope: water should flow to drain, not pool anywhere
- Tiles: check for hollow tiles (tap with coin); grout sealing around sanitary ware
- Exhaust fan: functioning, connected to outside shaft (not just ceiling void)
- Mirror, towel ring, soap dish: if in spec, verify quality
- Check under-sink for moisture — common sign of pipe joint leak
Balcony / Terrace (if any)
- Waterproofing: look for cracks in screed, check corners and parapet wall junction
- Drain: must be present and clear; pour water to verify
- Railing: no wobble; standard height 1,000mm minimum; no wide gaps
- External wall finish: no spalling, peeling, or cracks
Utility / Service Area
- Washing machine point: tap, drain, electrical
- Geyser point if not in main bathroom
- Gas pipeline point or provision for LPG cylinder
Common Areas (Check Before Leaving)
- Lift: take a ride; check call buttons work on every floor
- Lobby: flooring, lighting, letter boxes
- Stairwell: emergency lighting (battery backup required by fire code)
- Fire hose reel / extinguisher on each floor
- Terrace access: locked; no unauthorized access
- Society office area / security cabin
Water Testing
Run all taps for 3 minutes. Check:
- Colour: should be clear (not brown or yellowish)
- Smell: no sulphur, no chlorine excess
- Pressure: consistent across floors (low pressure on upper floors is common in buildings without overhead tank or proper pumps)
If the building uses borewell water, ask for the TDS reading. Pune’s groundwater TDS varies from 200–800 ppm across areas. Above 500 ppm, you will need a RO filter — budget accordingly.
Electrical Testing
| Check | How |
|---|---|
| MCB panel | Count circuit breakers — should match spec (kitchen, AC, general, water heater separate circuits) |
| Earthing | Use a plug-in socket tester (buy for ₹200 online) — identifies earthing faults |
| Load capacity | Ask for the sanctioned load (kW) for your flat — typically 3–5 kW for 2 BHK |
| Phase voltage | Test with multimeter: 220–240V on each circuit |
Documenting Your Snag List
Format:
- Room name + exact location (e.g., “Master bedroom, south wall, 3 feet from window”)
- Description of defect
- Photo (with timestamp)
- Severity: Minor (cosmetic) / Moderate (functional) / Major (structural)
After inspection:
- Email the snag list to the builder’s CRM team (creates a timestamped record)
- Get written acknowledgement with a rectification timeline
- Do not sign the possession letter until you receive the acknowledgement
What happens if you sign first? Once you sign, you’ve accepted the flat “as is.” Rectifications become goodwill, not legal obligation. Builders know this — push back if pressured to sign before the snag list is acknowledged.
RERA Defect Liability: Your 5-Year Rights
Under Section 14(3) of RERA:
- Structural defects: 5 years from possession — builder must rectify
- Workmanship defects: 5 years — covers plumbing, electrical, waterproofing failures
- Timeline for rectification: 30 days from written complaint
- Compensation: If not rectified in 30 days — file complaint at MahaRERA; entitled to interest on amounts paid at MCLR+2%
What is NOT covered: Normal wear and tear, damage caused by the occupant, cosmetic changes made by the owner.
FAQs
Q: What if I find a major defect (water leakage) 2 years after possession? File a written complaint with the builder citing the 5-year RERA defect liability. If unresolved in 30 days, file at MahaRERA (maharera.mahaonline.gov.in). Keep all original snag list documentation, photos, and correspondence — these are your evidence.
Q: Can I refuse to take possession if snags are not rectified? Yes — RERA entitles you to refuse possession if the flat is not ready in accordance with the agreement. If you do so, ensure the refusal is in writing with reasons. The builder may offer a possession date extension in return for rectifications.
