Off-plan handover in Phuket: a buyer’s checklist
Handover is the last line before signing the acceptance act and registering the title. This is where defects get recorded while the developer is still obliged to fix them. We break down what to check and how to protect against hidden faults.
Updated 11 July 2026 · 6 min read · BURO Phuket
- Handover is an inspection for defects before signing the act; findings go into a snag list and are fixed by the developer.
- Before the deal, check the grace period and delay penalty in the contract — read this clause in advance, not after a delay.
- Tie the final payment to defect rectification; remotely, the inspection is done by a proxy or your agent.
What handover is and why it matters
Handover is the transfer of a completed property, preceded by an inspection for defects. All findings go into a defect list (snag list), and the developer must fix them within an agreed time. Don’t sign the acceptance act without an inspection: fixing faults after signing is harder.
For an off-plan property this is a distinct, important stage of the whole deal — it comes after full payment and before final title registration.
What to check during the inspection
A base checklist: area and layout matching the contract, finish quality (walls, floors, ceilings), windows and doors, plumbing and water pressure, electrics and sockets, air-conditioning, kitchen appliances and the furniture package (if included), working bathrooms, no leaks or damp. For a villa, add the pool, garden, engineering systems, gates and security.
Everything found is photographed and added to the snag list with a fix deadline. It’s worth a re-inspection after the defects are repaired — before signing the final act.
Protection against a delayed completion
Check this in the contract before buying, not after. There’s usually a grace period and a delay penalty — a small percentage of the paid sum per day or month, but capped. The size and the compensation cap vary a lot between developers, so read the delay clause in advance.
A strong developer with a track record of completed projects is itself a reduction in delay risk. Check the delivery history, financial stability and the management company’s reputation before you reserve.
Payment retention and remote handover
A good tactic is to tie the final payment to defect rectification: the last part of the sum isn’t transferred until the snag list is closed. This motivates the developer to bring the property up to standard. Build this retention option into the contract in advance.
If you’re abroad, the handover is done by a proxy under power of attorney or by your agent: a checklist inspection, photo and video records, a snag list and rectification control. We accept the property on the client’s behalf and send a full report.
Frequently asked
What should I check at an off-plan handover?
Area and layout matching the contract, finish quality, windows and doors, plumbing and water pressure, electrics, air-conditioning, appliances and the furniture package, no leaks or damp. For a villa — also the pool, garden, engineering and security. Everything found goes into a snag list with a fix deadline.
What happens if the developer delays completion?
The contract usually has a grace period and a delay penalty — a small percentage of the paid sum per day or month, capped. The size varies a lot between developers, so check this clause before buying, not after a delay.
Can handover be done remotely?
Yes. It’s done by a proxy under power of attorney or by your agent: a checklist inspection, photo and video records, a snag list and rectification control. A full report is then sent before signing the act.
Can I withhold the last payment until defects are fixed?
Build this protection into the contract in advance: the final payment is tied to closing the snag list. Until defects are fixed, the last part of the sum isn’t transferred — which motivates the developer to finish the property properly.
More answers in the full 90-question FAQ.
Completed and near-complete projects
For any of them we’ll help with handover: a checklist inspection, a snag list and rectification control — even if you’re abroad.
We’ll run the handover by checklist
We’ll inspect the property against a full checklist, record defects in a snag list and control the fixes — with photos and video. Even if you’re abroad. Free for the buyer, on WhatsApp.