Technical acceptance of a flat on primary market – how to prepare for it and what to look out for

For most people, buying a flat is a moment in life that evokes a lot of emotions. However, before you move into your new dream apartment bought from the developer, a technical acceptance of a flat must be conducted. This is the last and the most important step before receiving the keys. What is a technical acceptance of a flat and why is it important? You will find out this in this article.

What is the technical acceptance of a flat?

The technical acceptance of a flat is a buyer’s verification if the developer has completed the flat according to the developer agreement, as well as the applicable regulations and standards. During a technical acceptance of a flat, a protocol is being written down, where all defects, shortcomings and contradictions with the project and standards are listed.

The rules of buying flats and houses on the primary market have changed in 2011 when the act on protecting the rights of purchasers of apartments and houses entered into force.

According to this act, the following persons are involved in a technical acceptance of a flat:

• a buyer or his/her representative (obligatory),
• developer or its representative (obligatory),
• representative of the main contractor of the building (non-obligatory),
• subcontractors, producers of e.g. windows, doors (non-obligatory),
• an expert hired by a buyer (non-obligatory, but recommended).

Alone or with a specialist?

Certainly, from the buyer’s perspective, a technical acceptance of a flat is far more difficult. One of the basic mistakes during the individual technical acceptance of a flat is the cursory inspection. It should be remembered that the independent assessment of the technical condition of the property requires prior preparation and the appropriate equipment. Being the owner of the apartment and carrying out a technical acceptance of a flat without the professional help , you can be guided by the emotions associated with the purchase. Sometimes it can be an obstacle in the correct assessment of the technical condition of a flat or house.

During a technical acceptance of a flat, you should check all rooms and areas meticulously. Moreover, do not yield to pressure from the developer’s representatives. The advantage of self-made technical acceptance of a flat is that you will get to know your future apartment in more detail.

Technical acceptance of a flat, house or commercial premises with the help of a specialist should be based on the technical knowledge and experience of the engineer. Such a person should be familiar with the construction law, applicable standards and building principles. In addition, such a specialist should have appropriate preparation and skills for professional customer support, for example in conducting talks and negotiations with the developer’s representatives. The experienced specialist will know what needs a special attention.

How to prepare for a technical acceptance of a flat?

When arranging the day of a technical acceptance of a flat, remember that the meeting should be held during the day. Daylight will enable you to see any scratches or cracks on the walls.

A the time of a technical acceptance, the flat must be cleaned. You have a right to expect that all elements of the apartment will be visible and accessible. It’s hard to check the window when you can’t see anything through it, or when the floor is covered with a pile, or the ventilation riser is not finished. In such or similar case, you are not obliged to proceed the technical acceptance.

In purpose to carry out the tasks related with the dwelling’s technical acceptance, a professional equipment will be necessary. If you are supported by a professional engineer, all needed tools will be provided.

During the acceptance proceedings, a written report is being prepared, so remember to have a pen and a writing pad with you. It is also good to have a flashlight so that you could check every nook and cranny, even the darkest one.

What to check during the technical acceptance of a flat?

First of all, remember that you should not rush when the apartment is inspected. Check all items carefully to avoid possible future problems. According to the applicable regulations, the buyer may spend as much time as he or she needs in purpose to detect all defects and non-conformities unhurriedly.

At first, check if all rooms have been built according to the design. Measure the area of each room. Usually, the contracts provide error margins, but the area of the flat should not significantly deviate from the area specified in the contract.

Then you can proceed to check the individual elements of the apartment, i.e.:

• execution of walls, plasters and floors,
• execution and installation of windows (including window panes and window sills), railings, balustrades, doors,
• plumbing and electrical installations,
• location of water and sewage connections in accordance with the technical plan,
• ventilation,
• central heating and radiator installations,
• connection to optical fibre and installations enabling to receive terrestrial and cable television, as well as radio and satellite television (each apartment in a multi-family building built after 2013 should have such elements).

The list of things and installations to be examined is quite long. Therefore, it is worth making a checklist that will enable to select already verified elements and not to miss anything. Mark any defects found, e.g. with a painter’s tape, so that you will not forget about them when writing down the protocol.

Keep in mind that not only the apartment is subject to a technical acceptance, but also the associated premises, parking space, balcony or terrace. The location and appearance of the parking space and the basement should comply with the provisions of the developer agreement and their execution should comply with the standards. On the balcony, it is worth checking if there is a suitable slope to ensure water drainage.

The most common defects

The experience of professionals who support buyers during the technical acceptances shows that it is rare to find new flats without defects. They usually have minor flaws and damage that cannot be seen at first glance but should not be underestimated.

The most common faults and defects in new apartments include:

• scratched window panes and window sills,
• scratches, abrasions and other damages,
• lack of right angles,
• low quality of wall finishing,
• unregulated windows,
• leaking radiator.

Formalities after the technical acceptance of the apartment

Remember that all noticed defects and shortcomings should be precisely described in the protocol. Only the appropriate records in the protocol give you a guarantee that the found defects will be repaired at the developer’s cost.

According to the act on protecting the rights of purchasers of apartments and houses, within 14 days (starting from the date when the protocol was singed) the developer is obliged to provide a buyer with an official notice of defects recognition or a motivated declaration of refusal to recognise the defects. Recognised defects should be removed within 30 days from the date of signing the protocol. If the developer cannot fulfil that duty in 30 days, it is required to indicate a different date and explain the reasons for the delay.

After the works are completed, another date of the technical acceptance should be arranged in purpose to verify the rectifications.

Agnieszka Bartoszewska
Real Estate Market Analyst