Property Defects in New Homes
Written in plain language for general understanding. This is educational content, not legal advice. Based on Singapore Acts of Parliament, subsidiary legislation, and official government guidance.
Singapore National Law
What is this right?
Buyers of new private homes in Singapore are protected by a defects liability period (DLP):
- DLP: The developer must rectify defects in the property for 12 months from the date of vacant possession (or key collection).
- Structural defects: Under the Building Control Act, the builder is liable for structural defects for up to 15 years from completion.
- BTO HDB flats: HDB provides a 1-year DLP during which you can report defects. HDB arranges rectification with the contractor.
- Standard Sale and Purchase Agreement: For private properties, the standard form S&P Agreement (prescribed by the Housing Developers Rules) includes DLP provisions.
When does it apply?
- You have purchased a new private property from a developer or a new BTO flat from HDB.
- You discover defects (cracking, leaking, faulty fittings, poor workmanship) within the DLP.
What should you do?
- Inspect the property thoroughly during the defects inspection period — consider hiring a professional inspector.
- Submit defect reports in writing to the developer or HDB within the DLP.
- Take photos and keep all correspondence as evidence.
- If the developer refuses to fix defects, escalate to the Building and Construction Authority (BCA) or file a claim with the Small Claims Tribunals or courts.
What should you NOT do?
- Don't wait until after the DLP expires — once it lapses, the developer's obligation to rectify diminishes significantly (except for structural defects).
- Don't fix defects yourself during the DLP — this may void the developer's obligation to rectify.
- Don't accept "cosmetic" excuses for defects that affect functionality — cracks, leaks, and faulty installations are genuine defects.
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