Picture a buyer signing the acceptance form after a 20-minute Saturday walkthrough while the turnover officer watches. Eight months later, bathroom tiles start coming loose, and the developer asks: why wasn’t this on your punch list?
That question is the key. Turnover is the one day in a condo purchase when the developer needs your signature. Any defect you record before signing is the developer’s responsibility to fix. Any defect you find after signing is yours to prove.
It matters even more in 2026. Colliers estimates that about 80,000 condo units remain unsold in Metro Manila, including around 32,000 completed units. Developers want to sell these units quickly, giving pre-selling buyers faster turnovers and offering RFO buyers units that may have been empty for years.
This condo turnover checklist explains what to bring, what to test in each room, how to create an effective punch list, and when to sign, add conditions, or reschedule.
- Your signature shifts the burden. Before you sign, defects are the developer’s problem. After, you have to prove they were there at turnover.
- Read the deadline in your turnover notice. Many contracts deem the unit accepted, and start your dues, if you don’t inspect within about 30 days.
- Test, don’t just look. Tap every tile, water-test every window and drain, and plug something into every outlet.
- A specific punch list gets specific repairs. Location, size and photo number for every item, plus a repair date.
- Some protections run short. Hidden-defect claims under the Civil Code must be filed within six months of delivery.
What Happens at a Condo Turnover, and Why Your Signature Matters
Turnover is when the developer officially hands over your unit. In most Philippine projects, it has six stages, and the paperwork is as important as the walkthrough.
- Turnover notice.30–60 days ahead
The unit is ready. Look for the turnover fees and the deadline to respond. - Settle the balance.before keys
Remaining equity or loan release, plus utility deposits, condo corporation joining fee and advance dues. - Inspection.2–3 hours
A walkthrough with the developer’s turnover team. - Punch list.same day
Every defect written down, signed by both sides, with a repair deadline. - Repairs and re-inspection.commonly 30–60 days
The developer fixes the list; you check every item again. - Acceptance and keys.final
Certificate of Acceptance, keys and access cards, and the start of association dues.
The deadline hiding in your turnover notice
Check the notice for the response deadline. Many sales contracts say that if you don’t inspect the unit within a set period, often 30 days after written notice, you accept it as-is. Association dues may also start on that date, even if you haven’t moved in. If you can’t inspect on time, request a new date in writing before the deadline.
Why the turnover team moves fast
Anyone who has helped prepare a rental knows the goal: get the units accepted, not find every defect. The staff aren’t against you, but they have their own schedule. Take the two to three hours you need for a studio or one-bedroom. After you sign, any crack or leak you didn’t record can become a dispute about when it happened, and you’ll have to prove it.
Before Turnover Day: Documents and Your Inspection Kit
Handle the money first. You usually must pay the final bill and move-in fees before getting the keys, and these costs can add up quickly.
What move-in fees, transfer charges and loan costs add to the list price, with a worked ₱4 million example.
- Contract to Sell or Deed of Sale
- Approved floor plan with the unit area
- Spec sheet and brochure (finishes, fixtures, inclusions)
- Turnover notice and statement of account
- Valid IDs, plus an SPA if someone goes for you
- Tape measure (5 meters or longer)
- Phone level app or a small spirit level
- Phone charger or a plug-in outlet tester
- Flashlight
- Masking tape and a marker
- A marble or small ball
- A pail or large bottle of water
- Phone camera with date stamps switched on
Bring the brochure, not just the contract
PD 957 protects condo buyers by requiring developers to deliver what they promise in their brochures and ads. If the brochure says the unit has granite countertops but it has laminate instead, the developer must fix it.
Timing and company
Book during the day so you can see stains and uneven paint, and bring someone to help test, take notes, and take photos.
The Room-by-Room Condo Turnover Inspection Checklist
Start at the main door and move clockwise so you don’t miss anything. Mark each defect with masking tape so the turnover officer and repair crew know exactly what you mean.
| Area | What to check | How to test it |
|---|---|---|
| Main door | Swings and closes fully, locks and deadbolt work, peephole clear | Open and close it five times; try every key from both sides |
| Walls and ceiling | Cracks, paint drips and waves, patches, water stains, damp spots | Shine a flashlight at a low angle along each wall; look for brown rings on the ceiling |
| Floor tiles | Hollow tiles, chips, uneven edges, grout gaps | Tap every tile with a coin or key; a dull, hollow sound means the tile isn’t bonded |
| Floor level and slope | Dips in dry areas; slope toward the drain in the bathroom and balcony | Roll a marble; check long runs with the level app |
| Windows and sliding doors | Smooth sliding, locks, unbroken sealant, scratched or cracked glass | Pour water along the outside frame and track, then check the inside sill after a few minutes |
| Electrical | Every outlet, switch and light point; breaker labels; aircon and range outlets | Plug a charger into every outlet; switch each breaker off and on and check its label |
| Bathroom | Water pressure, hot water, flush and refill, drain speed, leaks, sewer smell | Run every tap for a minute; wet the shower floor and watch where the water goes; look under the sink |
| Kitchen | Cabinet doors, hinges and drawers, countertop chips, sink seal, exhaust provision | Open every door and drawer; run the sink and check underneath for drips |
| Balcony | Floor drain, slope, railing height and stability, door seal | Pour water and watch it run to the drain; push firmly on the railing |
| Aircon provisions | Wall sleeve or opening, condensate drain, outdoor unit ledge | Check the ledge is reachable for servicing and the drain runs to a pipe |
| Fire safety | Smoke detector, sprinkler heads, fire-rated main door | Press the detector’s test button; check sprinkler heads aren’t painted over |
| Unit size | Room dimensions and layout against the approved plan | Measure each room and compare it with the floor plan |
Photograph every defect with the date stamp on, and number each photo to match its punch list item.
Which cracks matter
Small plaster cracks at wall corners and window edges are common in new concrete buildings and are usually harmless, but report them while they are easy to fix. Ask the developer’s engineer to inspect any crack wide enough to fit a coin’s edge, diagonal cracks from window or door corners, cracks across a beam or column, or cracks near water stains before you sign.
The two tests buyers skip
The tap test and water test find problems that can be costly later. Hollow tiles may crack or come loose months after you move in, so tap every tile, even those under your bed or sofa. Many condo leaks start at window frames and sliding door tracks during the first typhoon, so pour water along each frame and check the inside sill. On a sunny turnover day, this is the best way to test for storm leaks.
Measure the unit
Developers measure floor area in different ways, such as to the outside of the walls or their center line, so small differences from the plan are normal. If a room is clearly smaller or the total differs by more than a few percent, ask for a written explanation before signing.
Inspecting an RFO Unit: Problems That Show Up When a Unit Sits Empty
An RFO unit may have been completed years before you saw it, and empty units can age differently. If you’re deciding between a completed unit and pre-selling, start with What Is an RFO Property?
Defects of an idle unit
Dry drain traps can let sewer smells into the unit, so run water into each drain and wait a few minutes. Check closed cabinets for mold, sun-damaged sealant, unused appliances or water heaters, and signs of pests. Ask when the developer last cleaned and inspected the unit. A vague answer is a reason to check more carefully.
Billing traps: dues from before you bought
For an RFO purchase, association dues should start on the date you accept the unit—or are considered to have accepted it—not when the building was completed. If your statement includes dues or utility charges from before your purchase, ask about them in writing before paying.
Use defects as leverage before you sign
With an RFO sale, you can often inspect the unit before the price and terms are final. Developers rarely agree to another price cut, but they often approve repairs before turnover and small extras, especially for units they want to sell this quarter.
Inspect the exact unit, not a model unit, before you sign the reservation or final computation. A dated defect list gives you grounds to ask for repairs before payment or an extra such as waived move-in fees.
How to Negotiate an RFO Condo Deal in the Philippines covers which terms developers approve and how to ask.
Building and Common Areas to Check on the Same Visit
Give the building twenty minutes during the same visit. Once the developer transfers it to the condominium corporation, all owners share the cost of fixing common areas through their dues.
- Elevators: all running, inspection certificate posted
- Fire exits: unlocked, lit and free of storage
- Your parking slot: the number, size and location you bought
- Amenities: pool, gym and function rooms match the brochure and are open
- Admin office: house rules, move-in permit process, repair contact
- Occupancy permit: ask to see it or confirm it was issued
- Meters: your power and water meter numbers and opening readings
The Punch List: How to Write One the Developer Can’t Ignore
The punch list proves a defect existed before you accepted the unit and tells the repair crew what to fix. A vague list leads to vague repairs.
Make every item specific
For each item, include its location, description, size if relevant, and photo number. A small “crack in wall” can be covered with paint. A 30 cm diagonal crack from the upper corner of the bedroom window, shown in photo 12, must be repaired.
| Weak entry | Strong entry |
|---|---|
| Crack in wall | Bedroom 1, wall beside window: 30 cm diagonal crack from the window’s upper corner (photo 12) |
| Tiles hollow | Living area: six hollow tiles in the row nearest the balcony door, marked with tape (photos 4–5) |
| Window leaks | Living room sliding door: water reaches the inside sill after a water test on the left track (video 2) |
| Outlet not working | Kitchen, outlet beside the refrigerator space: no power; other kitchen outlets work (photo 18) |
| Drain slow | Bathroom shower area: water pools near the door instead of flowing to the drain (photo 21) |
Get your copy and a date
Both sides should sign the list, and you should keep a copy or photo of each page. Ask for a written repair date. Your contract or the developer’s guidelines usually allow 30 to 60 days.
Re-inspect before final acceptance
When the developer reports the repairs, retest each item yourself. Cross off only the items that are fixed, and put the rest on a new signed list.
Accept, Accept With Conditions, or Reschedule?
At the end of the inspection, you’ll receive a Certificate of Acceptance or turnover form. You have three options, and the most serious item on your punch list determines which one applies.
Sign, keep your copy of the punch list, and get a date for the small items.
Sign with the punch list attached and a reservation line, and get a written repair date.
No water or power, active leaks, serious cracks or a unit that doesn’t match the plan. Don’t sign; request repairs and a new date in writing.
Conditional acceptance: the line to add
Most buyers choose this option, and it works well if the unit is livable. Add a short reservation above your signature and attach the signed punch list. If you can’t write on the form, ask for an email or letter confirming that the punch list is part of your acceptance.
Attach the signed punch list to the acceptance form, and keep a photo of both pages.
When to reschedule
It’s reasonable to refuse to sign if the unit cannot be used as a home. Write down your refusal and reasons that same day so the deemed-acceptance deadline does not work against you.
Moving in counts
Taking the keys and moving in shows that you accepted the unit, even without signing a form. If you must move in before repairs are complete, make sure the punch list and your reservation are documented first.
What Protects You After Turnover
Signing does not end the developer’s responsibility, but each protection lasts for a different amount of time, and some expire sooner than buyers expect.
| Protection | What it covers | Time limit | What to do |
|---|---|---|---|
| Punch list repairs | Defects you listed at turnover | Usually 30–60 days, per your contract | Re-inspect; follow up in writing once the deadline passes |
| Contractual defects warranty | Workmanship and non-structural defects that appear after turnover | Commonly 6–12 months from acceptance; check your contract | Report each defect in writing with photos as soon as it appears |
| Hidden defects (Civil Code) | Defects you couldn’t have seen at inspection that make the unit unfit or worth less | Claims must be filed within 6 months from delivery | Report and escalate early; don’t wait out a hidden defect |
| Structural collapse (Civil Code, Art. 1723) | Collapse caused by defects in the plans, the ground or the construction | Collapse within 15 years from completion | Rare. This is not a 15-year repair warranty for your unit |
Two points often confuse buyers. The Civil Code gives you six months from delivery of the unit to report hidden defects, not six months from when you find them. So if you discover a leak in month five, send a written complaint that week. The “15-year warranty” mentioned online usually applies to building collapse caused by defects and makes the engineer, architect, and contractor responsible. It does not require anyone to fix a cracked tile in the third year.
If the developer stalls
Escalate step by step: first, send customer care a written follow-up with your punch list. Next, send a formal demand letter with a deadline. If nothing works, buyer-developer disputes can go to the Human Settlements Adjudication Commission (HSAC). A lawyer can help you decide whether to file a case. Keep your photos and emails from turnover day onward, since they support every step.
Documents You Should Walk Away With
It’s much easier to get missing paperwork on turnover day than six months later, so check for everything before leaving the turnover office.
- Your signed copy of the punch list, with repair dates.
- The Certificate of Acceptance, showing your reservation line.
- A signed inventory of keys, access cards and remotes.
- Warranties and manuals for appliances and fixtures.
- Meter numbers and opening readings for power and water.
- House rules and move-in and renovation permit forms.
- Official receipts for turnover fees, deposits and advance dues.
- The status of your title (CCT) transfer and the expected timeline.
Title transfer is separate. Under PD 957, the developer must transfer the title after you pay in full. Our guide on how to transfer a property title in the Philippines explains the steps and timeline.
Can’t Attend? OFWs, Proxies and Professional Inspectors
Send a representative with an SPA
A relative or broker can inspect and sign for you with a Special Power of Attorney. It should clearly state their authority to inspect, sign the punch list, accept the property with reservations, and receive the keys. If signed abroad, it needs an apostille in an Apostille Convention country or authentication at a Philippine embassy or consulate elsewhere. Ask your representative to record the entire inspection on video.
Hire a professional inspector
Independent turnover inspection services are now available in Metro Manila. Visual condo inspections start at about ₱5,700, while engineer-led reports cost more. For a ₱4 million to ₱6 million unit, the inspection can provide a punch list the developer will take seriously. Ask if the inspector uses moisture meters or thermal cameras and if a licensed engineer signs the report.
Investors: every defect costs you rent
A leak can delay your first tenant and rent payment. Fix everything before listing the unit, and use the turnover photos for the move-in record.
Common Turnover Mistakes Buyers Regret
Most turnover regrets come from a few shortcuts.
- Signing on the spot because you’re told the punch list can follow later
- Accepting a verbal promise to fix things “next week”
- Inspecting at night or in 20 minutes
- Skipping the water test on windows, balcony and shower
- Taking photos without dates
- Missing the response deadline in the turnover notice
- Signing a receipt marked “full and final settlement” while repairs are pending
- Moving furniture in before the punch list is signed
Frequently Asked Questions
Can I refuse to accept my condo unit at turnover?
Yes, if it has serious defects such as active leaks, no water or power, or a layout that doesn’t match the approved plan. Refuse in writing with your reasons, and ask for a new inspection date.
How long does the developer have to fix punch list items?
Your contract or the developer’s turnover guidelines set the period, commonly 30 to 60 days. Get the date written on the punch list itself.
When do association dues start on a new condo?
From acceptance or deemed acceptance, depending on your contract. If you don’t inspect within the notice period, often about 30 days, dues can start before you move in.
Are hairline cracks normal in a new condo?
Thin plaster cracks at corners are common and usually cosmetic, but list them. Wide, diagonal or water-stained cracks, or cracks across beams and columns, need an engineer’s look first.
What if I find defects after moving in?
Report each one in writing with photos right away. Contract warranties usually run 6 to 12 months, and Civil Code hidden-defect claims must be filed within six months from delivery.
Getting Your Keys Soon? Don’t Inspect Alone.
Download our free printable turnover checklist and punch list sheet. Or tell U-Property PH your project and turnover date, and we’ll review your turnover notice and statement of account, help you prepare the punch list, or refer an independent inspector.
Getting your condo keys soon? Inspect with the free turnover checklist.
Download the U-Property PH Condo Turnover Inspection Checklist, an 8-page printable workbook with room-by-room tests, a 28-line punch list, sign-off wording for conditional acceptance, and a warranty tracker for after you move in.
This article is for general informational purposes only and does not constitute legal, financial, or professional advice. Contract terms, laws, regulations, and fees change. Always consult a licensed real estate broker, lawyer, or engineer for advice specific to your situation.
- Manila Bulletin: ‘Cautious recovery across property sectors, said Colliers Philippines’ (Aug. 9, 2026): about 80,000 unsold Metro Manila condo units, 32,000 of them ready for occupancy. [mb.com.ph]
- DMCI Homes Leasing: Condo turnover tips: 30 days from written notice before a unit is deemed accepted; dues run from acceptance through act or inaction. [leasing.dmcihomes.com]
- DMCI Homes: ‘A guide to DMCI Homes’ condo turnover process’: turnover fees (Meralco deposit, utility deposits, joining fee, advance dues). [dmcihomes.com]
- Presidential Decree No. 957: Subdivision and Condominium Buyers’ Protective Decree, Sec. 19 (brochures and advertisements form part of the sales warranties) and Sec. 25 (delivery of title). [lawphil.net]
- Republic Act No. 386: Civil Code of the Philippines, Arts. 1561–1571 (warranty against hidden defects; six months from delivery) and Art. 1723 (15-year liability for building collapse). [lawphil.net]
- Republic Act No. 11201: Department of Human Settlements and Urban Development Act: creates the Human Settlements Adjudication Commission (HSAC). [lawphil.net]
- Property Check PH: Independent property inspection rates for Metro Manila (condo inspection from ₱5,700). [propertycheckph.com]
- Philippine Consulate General in Melbourne (DFA): FAQs on special powers of attorney, consularization and apostille for documents signed abroad. [dfa.gov.ph]
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