Pre-Handover Inspection SheetIndependent pre-handover snagging inspections · Phuket

Pre-Handover Inspection Sheet

Villa and condo · 12 categories · 163 checks

Property / unit

Development

Property type

Bedrooms

Inspection date

Inspector

Weather on the day

Handover date

Record a result against every applicable check. Not every check applies to every property — a condo has no pool plant, roof void or landscape drainage, so those are marked N/A. A condo inspection typically records around 100 applicable points; a large pool villa 150 or more. Number every defect and carry that reference into the report and the summary schedule.

P Pass — inspected and found sound
D Defect — record severity and location in the notes
O Observation — not a defect, but worth knowing
N/A Not applicable to this property

01Structure & envelope *Category 01 · 12*
Ref	Check	P	D	O	N/A	Notes
1.01	Crack mapping and classification by width, position and likely cause
1.02	Differential settlement indicators at junctions, thresholds and openings
1.03	Movement and expansion joint provision, position and sealant condition
1.04	Lintel presence, bearing and deflection over openings
1.05	Blockwork coursing, bed joints and unfilled perpends where visible
1.06	Render debonding, tap-tested across all elevations
1.07	Render cracking at reveals, junctions and dissimilar substrates
1.08	Column and beam alignment, honeycombing and cover to reinforcement where exposed
1.09	Damp-proof course position and continuity where visible
1.10	Ground clearance and splash-back staining at the base of walls
1.11	Soffit, fascia and eaves detailing
1.12	External wall verticality and bowing, spot-checked with level

02Roof & waterproofing *Category 02 · 13*
Ref	Check	P	D	O	N/A	Notes
2.01	Tile, sheet or membrane condition, fixing and alignment
2.02	Ridge, hip and verge bedding and mechanical fixing
2.03	Flashings at abutments, chimneys, upstands and penetrations
2.04	Membrane laps, direction of lap and termination detail
2.05	Upstand heights at terraces, thresholds and parapets
2.06	Parapet coping, throating and cavity tray provision
2.07	Valley and gutter falls, ponding and outlet condition
2.08	Rainwater outlets, gratings and overflow provision
2.09	Downpipe fixing, joints and discharge point
2.10	Terrace and balcony waterproofing, falls to drainage and threshold detail
2.11	Roof void inspection where accessible: insulation, daylight, staining, vermin, ventilation
2.12	Solar or plant penetrations through the waterproof layer
2.13	Thermal imaging of ceilings below flat and terrace areas

03External works & drainage *Category 03 · 12*
Ref	Check	P	D	O	N/A	Notes
3.01	Hardstanding and paving falls, confirmed away from the building on level
3.02	Surface-water gullies, gratings, silt traps and connection condition
3.03	Manhole and inspection chamber covers, seating, benching and flow
3.04	Drainage run inspection and camera check where access permits
3.05	Foul connection, gully seals and vent pipe termination
3.06	Soakaway and discharge point location and evidence of surcharge
3.07	Driveway and threshold levels relative to internal finished floor level
3.08	Boundary walls, gates, copings and gate automation
3.09	Retaining structures: movement, weep holes, drainage behind
3.10	Landscape drainage, planted bed levels and irrigation leaks
3.11	External lighting, meter positions and service enclosures
3.12	Septic or treatment plant access, venting and condition where present

04Windows, doors & glazing *Category 04 · 13*
Ref	Check	P	D	O	N/A	Notes
4.01	Operation of every opening light, sash, slider and door under normal effort
4.02	Alignment, squareness and consistency of reveal and margin tolerances
4.03	Frame fixing, packing and sealant to structure
4.04	Perimeter seals, gaskets and brush seals, continuity and compression
4.05	Water-tightness of sliding tracks, drainage slots and weep holes
4.06	Track condition, roller adjustment and end stops
4.07	Threshold detail and level change at terrace doors
4.08	Ironmongery operation, handles, locks, keys and restrictors
4.09	Glazing unit spec, sealed unit integrity and evidence of misting
4.10	Safety glass marking at doors, low level and wet areas
4.11	Insect screens: fit, operation and damage
4.12	Sound and draught check at closure
4.13	Balcony and terrace door threshold waterproofing

05Internal finishes *Category 05 · 14*
Ref	Check	P	D	O	N/A	Notes
5.01	Floor level and flatness checked to tolerance with a two-metre straightedge and level
5.02	Tile flatness, lipping between tiles and edge alignment
5.03	Tile hollowness, percussion-tested across every floor
5.04	Screed condition, cracking and evidence of voids
5.05	Grout lines: width consistency, filling, cracking and colour
5.06	Silicone at all internal junctions, wet areas and thresholds
5.07	Wall flatness and plumb, spot-checked room by room
5.08	Ceiling flatness, board joints, taping and shadow-gap consistency
5.09	Paint finish: coverage, roller marks, overspray, cut-in lines and touch-up mismatch
5.10	Skirting and architrave fit, mitres, fixings and junctions
5.11	Door leaf alignment, gaps, closing and stops
5.12	Staircase treads, risers, nosings and balustrade fixing
5.13	Threshold strips and floor finish transitions
5.14	Moisture readings at all wet-area walls and any staining

06Joinery & fitted furniture *Category 06 · 12*
Ref	Check	P	D	O	N/A	Notes
6.01	Carcass fixing to structure and to adjacent units
6.02	Door and drawer alignment, gaps and consistency across a run
6.03	Hinge adjustment, soft-close operation and door swing clearance
6.04	Drawer runners: operation, level and full extension
6.05	Worktop joints, sealing and support
6.06	Worktop cut-outs at sinks and hobs, sealing and edge treatment
6.07	Splashback fit and sealing
6.08	Wardrobe internals: rails, shelves, fixings and load capacity
6.09	Handles and ironmongery fitted, aligned and secure
6.10	Panel finish, edge banding and visible damage
6.11	Ventilation to enclosed units housing appliances
6.12	Scribes and filler pieces at walls, floors and ceilings

07Electrical *Category 07 · 15*
Ref	Check	P	D	O	N/A	Notes
7.01	Consumer unit location, enclosure condition and accessibility
7.02	Circuit identification and labelling, checked against actual circuits
7.03	RCD or RCBO presence, rating and trip test on every applicable circuit
7.04	Main earthing and main protective bonding conductors
7.05	Supplementary bonding to wet areas, bathrooms and pool surrounds
7.06	Socket polarity, earth continuity and loop tested at every accessible outlet
7.07	Socket and switch positions, levels, alignment and secure fixing
7.08	Lighting circuits, switching, two-way operation and dimmer function
7.09	External and pool-area fittings: IP rating appropriate to zone
7.10	Cable containment, glanding and visible cable damage
7.11	Isolators present and accessible for AC units, pumps and water heaters
7.12	Smoke and heat detection: presence, position and test
7.13	Data, TV and telephone outlets terminated and live where provided
7.14	EV charge point and generator or inverter provision where present
7.15	Distribution board schedule and any certification supplied at handover

08Plumbing & sanitary *Category 08 · 15*
Ref	Check	P	D	O	N/A	Notes
8.01	Flow and pressure at every outlet, individually and with multiple outlets open
8.02	Hot water delivery time and temperature at the furthest outlet
8.03	Water heater installation, isolation, pressure relief and discharge
8.04	Trap presence, seal depth and waste connections at every fitting
8.05	Leak check under load at all visible connections and beneath every unit
8.06	Shower tray, wet-room and bathroom floor falls to drainage
8.07	Shower enclosure fit, sealing and door operation
8.08	WC operation, flush volume, fixings, pan connector and seal
8.09	Basin, bath and sink fixings, sealing and overflow function
8.10	Sanitaryware condition, alignment and level
8.11	Stopcock and isolation valve locations, operation and accessibility
8.12	Water tank condition, cover, overflow and support
8.13	Pump set operation, cycling, noise and pressure vessel
8.14	Water meter position and reading recorded at handover
8.15	Outside taps, garden irrigation and pool top-up connections

09Air conditioning & ventilation *Category 09 · 14*
Ref	Check	P	D	O	N/A	Notes
9.01	Every unit run and temperature differential measured across the coil
9.02	Condensate drainage falls, checked on level along the full run
9.03	Condensate termination point and discharge, not to a void or a soffit
9.04	Condensate pump operation where fitted
9.05	Refrigerant line insulation, continuity and condition at both ends
9.06	Line penetration sealing at external walls
9.07	Outdoor unit mounting, level, vibration isolation and clearance
9.08	Indoor unit fixing, level and drip tray
9.09	Filter access and condition
9.10	Controller operation, pairing and mode function
9.11	Extract ventilation to bathrooms: operation and flow
9.12	Kitchen extract: operation, flow and termination to outside air
9.13	Trickle and background ventilation provision
9.14	Plant noise at the boundary and at bedroom windows

10Swimming pool & plant *Category 10 · villas · 18*
Ref	Check	P	D	O	N/A	Notes
10.01	Shell condition, visible cracking and structural movement
10.02	Tile, liner or finish condition and waterline consistency
10.03	Coping stones, bedding, level and overhang
10.04	Waterline tiling, grout and sealant condition
10.05	Skimmer operation, weir door, basket and water level
10.06	Return inlets: number, position and flow
10.07	Main drain and suction fittings, covers secure
10.08	Pump operation, prime, noise, seal and strainer basket
10.09	Filter type, pressure reading, media condition and air bleed
10.10	Valve operation through every position including backwash
10.11	Backwash line, discharge point and non-return provision
10.12	Pool electrics: isolation, IP rating and RCD protection
10.13	Equipotential bonding of pool structure, ladder, rails and plant
10.14	Pool and terrace lighting, transformer position and operation
10.15	Salt chlorinator or dosing system operation and cell condition
10.16	Deck falls away from the pool and terrace drainage
10.17	Overflow and balance tank where fitted
10.18	Plant room drainage, ventilation and access

11Kitchen & appliances *Category 11 · 12*
Ref	Check	P	D	O	N/A	Notes
11.01	Every supplied appliance run through a working cycle
11.02	Appliance isolation: switched fused spurs and isolators accessible
11.03	Hob operation, ignition and flame or element function
11.04	Oven operation, seal, shelf runners and door alignment
11.05	Extract hood operation, speeds, filters and light
11.06	Extract termination to outside air rather than recirculation where specified
11.07	Fridge and freezer water and ice connection, isolation and leak check
11.08	Dishwasher and washing machine supply, waste, standpipe and leak check
11.09	Sink and tap operation, waste, trap and disposal unit where fitted
11.10	Worktop and splashback sealing at all wet points
11.11	Appliance ventilation within enclosed units
11.12	Appliance documentation, warranties and serial numbers recorded

12Safety, compliance & documentation *Category 12 · 13*
Ref	Check	P	D	O	N/A	Notes
12.01	Smoke and heat detection: coverage, position and function
12.02	Means of escape from every habitable room and internal door widths
12.03	Emergency and escape lighting where provided
12.04	Balustrade and guarding heights at stairs, terraces, balconies and pool
12.05	Guarding gap tolerances and climbability
12.06	Safety glass marking at all critical locations
12.07	Slip resistance of external and wet-area finishes, noted where a concern
12.08	Fire extinguisher and blanket provision where specified
12.09	Pool safety provision: fencing, gate self-closing and latch height where applicable
12.10	Handover documentation pack: as-built drawings, O&M manuals, service records
12.11	Warranties and guarantees for structure, waterproofing, pool and appliances
12.12	Utility meter readings, account details and juristic person handover documents
12.13	Keys, fobs, remotes and access codes counted and recorded

Sign-off

Inspector

Owner / buyer

Date