Our Approach — Handover Checklist & Methodology

Before Handover Day

Preparing for the Handover

The handover is not a formality to get through quickly. It is a legally significant event. Preparation makes a substantial difference to the outcome.

Prepare Your Checklist

Before attending the handover, prepare a comprehensive checklist of items to inspect. This should cover structural elements, installations, finishes, outdoor areas, and common spaces. A written checklist prevents overlooking items under the pressure of the moment.

Bring Documentation Tools

Bring a camera or phone for photographs, a notebook, a measuring tape, a torch for dark spaces, and if possible, a spirit level for checking floors and walls. Date-stamp all photographs. Create a systematic record of every room.

Consider Independent Inspection

You have the right to bring an independent building professional to the handover. A licensed engineer or architect can identify technical issues that may not be obvious to a non-specialist. This is particularly valuable for complex installations or structural elements.

During Handover

What to Inspect: Room by Room

A systematic approach to the inspection helps ensure nothing is missed. Work through each area methodically and document everything, even items that appear satisfactory.

Walls, Floors & Ceilings

Check for cracks, unevenness, or settlement marks

Inspect tiling for chips, cracks, or uneven grout

Test flooring for squeaks, movement, or hollow spots

Check paint finish for runs, uneven coverage, or damage

Inspect ceiling height consistency and any visible joints

Windows & Doors

Open and close all windows — check seals, handles, and locks

Check for draughts or condensation between double glazing

Test all door handles, hinges, and locking mechanisms

Inspect window sills and frames for damage or poor finishing

Verify that all specified window types and sizes are present

Plumbing & Wet Areas

Run all taps and check water pressure and temperature

Test shower drainage speed and check for leaks around fittings

Inspect under-sink areas for signs of moisture

Check toilet flush, cistern, and all bathroom fittings

Test hot water system and note the time to heat

Electrical Systems

Test all light switches and verify all circuits work

Check all socket outlets with a simple plug tester

Inspect the main electrical panel and circuit breakers

Verify location and operation of all specified lighting

Check for the electrical compliance certificate

The Legal Moment

The Handover Protocol (Zapisnik o Primopredaji)

The handover protocol is the written record created at the moment of handover. It is a legally significant document that records the condition of the property at the time possession transfers.

Record all defects — Every defect you have identified should be listed in the protocol before you sign. Do not rely on verbal assurances that issues will be resolved.

Be specific — Describe each defect clearly: location, nature, and extent. Vague descriptions are less useful than precise ones.

Request a copy — You are entitled to a copy of the signed handover protocol. Keep this document safely.

Remediation timeline — If defects are noted, the protocol should ideally include an agreed timeline for the developer to remedy them.

Do not rush — Take the time you need. A handover inspection should not be a quick formality — it is your opportunity to formally document the condition of the property.

 Important
Signing the handover protocol without noting defects does not necessarily eliminate your right to claim hidden defects discovered later. However, defects that were visible at the time of inspection and not noted may be harder to claim. Always document everything in writing.

Handover inspection walk-through of new apartment

Zapisnik

After Handover

What Happens After You Receive the Keys

Receiving the keys is not the end of the process. Several important steps and rights apply in the period following handover.

Monitor for Emerging Defects

Some defects only become apparent after the property is occupied and systems are in use. Monitor carefully in the weeks and months after moving in. Note the date you first observe any issue — this matters for notification deadlines.

Report Defects Promptly in Writing

When you discover a defect, notify the developer in writing as soon as possible. Keep copies of all correspondence. Written notification — whether by letter, email, or registered post — creates a record that verbal notification does not.

Maintain Your Documentation File

Keep a dedicated file for all property-related documents: the purchase contract, handover protocol, technical specifications, correspondence with the developer, photographs of defects, and any repair records. This file is invaluable if disputes arise.

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The Handover Process: A Practical Guide