Property Inspection for Second-hand Property Sales & Rentals

Whether you are buying/selling or renting a second-hand property, a property inspection is a critical step to avoid "purchasing a dressed-up flat" or "disputes over deposit deductions at tenancy end." For sales transactions, the key focus areas are structural safety, water seepage, Unauthorised Building Works, and hidden repair costs; for rentals, the focus is on handover records, appliance conditions, and deposit refund protection. Below is a concise yet comprehensive inspection checklist with practical recommendations.

1. Purchase Inspection (Pre-purchase Inspection)

Core Inspection Items

1

Water Seepage / Leakage (Most Common and Costly Issue)

  • Check ceilings, window edges, bathroom exterior walls, cabinet undersides in kitchens, and air-conditioner drainage points for water stains, blackening, peeling paint, or musty odours.
  • Use a moisture meter or infrared thermal camera to detect wall dampness (performed by professional inspectors).
  • Conduct waterproofing tests (closed water tests) in bathrooms, kitchens, and balconies to check for seepage to the floor below.
2

Structural Safety

  • Check walls, ceilings, and floors for cracks (especially diagonal or through-cracks).
  • Inspect exterior walls for concrete spalling or exposed reinforcement bars.
  • Tap floor and wall tiles to listen for a hollow sound (delamination).
3

Unauthorised Building Works (UBW)

  • Look for metal cages, enclosed balconies, canopies, planters, air-conditioner brackets, advertising signboards, etc.
  • Search Land Registry records to check for any demolition orders.
4

Electrical System

  • Check that the main distribution board and Earth Leakage Circuit Breaker (ELCB) are functioning properly.
  • Test all sockets, switches, and light switches individually.
  • For older buildings (20+ years), check whether wiring shows signs of ageing (brittle or discoloured insulation).

Core Inspection Items (Continued)

1

Plumbing & Drainage

  • Check if drainage in bathrooms, kitchens, and balconies flows freely and whether there are any foul odours.
  • Check for pipe leaks and ensure water pressure is adequate.
2

Doors & Windows

  • Check that door locks, hinges, door chains, and peepholes are functioning properly.
  • Inspect window frames for warping or water stains, and glass for cracks.
3

Floors & Walls

  • Check timber flooring for swelling, warping, insect damage, or mould.
  • Inspect wall paint for colour variations, cracks, or peeling — which may indicate a "cosmetically treated" unit concealing water damage.
4

Kitchen & Bathroom Fixtures

Check kitchen cabinets, washbasins, toilets, bathtubs, and shower screens for damage or leaks.

Practical Advice

Inspect Before Signing

It is best to conduct the inspection before signing the formal sale and purchase agreement, as the report can serve as a basis for price negotiation or contract rescission.

As-Is Purchase

If the owner refuses to carry out repairs, you may request an "as-is" purchase with a corresponding reduction in the purchase price.

Vacant Possession Inspection

Conduct another inspection just before handover to ensure the unit has not been damaged after the owner has moved out.

2. Rental Property Inspection (Pre-tenancy & End-of-tenancy Inspection)

Inspection During Viewing (Before Signing)

01

Water Seepage / Mould

Check ceilings, window edges, bathrooms, kitchens, and air-conditioner mounting areas.

02

Appliance Functionality

Test air-conditioners, water heaters, refrigerators, washing machines, and range hoods one by one.

03

Doors, Windows & Locks

Check whether the main door, bedroom doors, and window locks function properly.

04

Wall & Floor Condition

Check paintwork, flooring, and tiles for damage (photograph everything as a record).

05

Water, Electricity & Gas

Check whether taps, electrical switches, and gas stoves are functioning normally.

Inventory List

Must Do

Landlord and tenant inspect together, documenting appliances, furniture, and condition of walls and floors, with photos/videos as evidence.

Utility Meter Readings

Record water, electricity, and gas meter readings on handover day to avoid inheriting the previous tenant's or owner's bills.

Key Count

Count and verify all keys, access cards, and mailbox keys.

End-of-tenancy Inspection

Compare Against Inventory List

Confirm no damage by the tenant (fair wear and tear excepted).

Cleanliness

Check whether the kitchen, bathroom, and air-conditioner filters are clean.

Deposit Refund

If any deductions are made, receipts or reasonable cost estimates must be provided.

3. DIY Inspection vs. Hiring a Professional Inspector

4. Common Traps (Cosmetically Dressed-Up Units)

Fresh Paint Concealing Water Seepage

Walls or ceilings have been freshly painted, but water stain marks remain around the edges.

Furniture Hiding Defects

Wardrobes or bookshelves blocking cracks or water-damaged areas.

False Ceilings Covering Leaks

False ceilings in kitchens or bathrooms may conceal signs of water leakage.

Short-Term Power & Water Supply

Air-conditioning and water heaters are switched on during viewing, but problems may arise with regular daily use.

How to Counter These Traps

Ask the owner to move furniture aside, inspect false ceilings, and use a moisture meter to test the walls.

Book a Professional Building Inspection Now

Whether you are buying or renting, a professional building inspection can help you avoid costly repairs and legal disputes down the line. The inspection fee is minimal compared to the property price, yet it gives you peace of mind and protection.