- Handover is not a tour of a finished house but a legal act: the acceptance record states that the property was accepted, and from that moment arguing about defects gets harder.
- The correct order is joint inspection, snag list, rectification, then signature. Reversing it is the costliest mistake of handover day.
- Key documents at handover: PBG and SLF covering the volume actually built, warranty obligations, equipment manuals and warranties, meter readings, keys and access codes.
- In the tropics it is water, not cosmetics, that matters: roof, wet-area waterproofing, site drainage, terrace falls, ventilation. Paintwork is fixed in a day; a leak takes months.
- Schedule handover during the rainy season or after heavy irrigation: many waterproofing defects simply do not show themselves without water.
Handover day looks like a pleasant formality: the villa is finished, the furniture is in place, the developer smiles and hands you a pen. In reality it is the last moment when the buyer holds any leverage. Until the acceptance record is signed, fixing defects is the transferring party's obligation; once it is signed without reservations, the conversation shifts to warranties and goodwill. So handover is not a tour but a procedure: inspection, snag list, deadlines — and only then a signature.
The right order: why the signature comes last
The sequence that protects a buyer looks like this:
| Step | What happens | How it is recorded |
|---|---|---|
| 1 | Joint inspection of the property | Photo and video of every item, tied to the room |
| 2 | Drawing up the snag list | Itemised list with description, priority and agreed deadline |
| 3 | Rectification | Report with before-and-after photographs |
| 4 | Re-inspection | "Closed" marked against every item |
| 5 | Signing the acceptance record | Act referencing the snag list and its closure |
The compromise, when time is short: sign the act with the snag list attached and rectification deadlines written into the act itself. That is worse than accepting an already-corrected property, but fundamentally better than a clean act against a verbal promise. The worst case is signing everything and discussing defects afterwards: you have already confirmed the property was accepted.
If handover is running late and you are pushed to sign "with an earlier date, just to close the schedule", that is a different conversation, not a handover. What to do when a developer misses the deadline is covered separately.
The handover checklist: eight groups
The order is deliberate: from the most expensive to fix down to the cheapest. For a 150–250 m² villa allow three to four hours.
1. Water and waterproofing — the costliest
Roof and junctions, with no leak traces on ceilings or in corners; bathroom waterproofing — flood the floor and check the room below; falls on terraces and balconies running away from walls, not towards them; working floor drains and stormwater; site drainage after rain; no damp at the base or lower levels. Doing handover in the rainy season is an advantage, not an obstacle: some defects simply do not appear without water.
2. Structure and joinery
Cracks in walls and at junctions; walls and floors checked with a level; every door and window opened and closed; seals and insect screens; chips and swelling on timber elements; bamboo and alang-alang roof structures checked for treatment and signs of insects.
3. Electrics
Test every socket and switch, not a sample; residual-current device present and tripping; earthing in wet areas; dedicated circuits for air conditioners, pool pump and water heaters; actual light levels rather than design ones; distribution board labelled with spare capacity; wiring diagram provided.
4. Water supply and plumbing
Pressure at every outlet simultaneously, not one at a time; hot water — time to temperature; no leaks under sinks or at inspection points; pump set and tank working; filters and water treatment; if there is a borehole, the paperwork for the source and a water analysis. How water sources and their permits work is covered in Water and utilities at a Bali villa.
5. Pool
Shell without cracks, tiling without voids or lifting; water level stable over 24 hours — the simplest leak test; skimmers, jets and main drain working; pump and filter, their noise and vibration; dosing system; safety features and overflow grating; underwater lighting.
6. Climate and ventilation
Air conditioners: cooling, condensate drainage, noise, drain routing; extraction in bathrooms and kitchen; ventilation of plant rooms; and specifically for the tropics — cross-ventilation and no pockets of stagnant air where mould starts.
7. Finishes and equipment
Joints and seams, paintwork, tiling quality; kitchen appliances — switch every one on; sanitaryware and fittings; furniture against the specification list rather than by eye; insect screens and blinds; external lighting and landscaping.
8. Security and access
Locks and keys for every door including plant rooms; smart-home codes and apps with administrator rights transferred; gates; CCTV where specified; emergency lighting working.
Documents to collect at handover
| Document | Why it matters |
|---|---|
| PBG for the volume built | Confirms the property is permitted in exactly this form |
| SLF | Certificate of worthiness; without it the property is formally not ready for use |
| Warranty obligations | Periods and the claim procedure for defects after handover |
| Equipment manuals and warranties | Air conditioners, pumps, water heaters, pool filtration |
| Service layouts | Electrics, water, drainage — so future repairs do not start by opening walls |
| Meter readings | The baseline for utility bills |
| Keys, codes, access | All sets, including plant rooms and the smart-home system |
If PBG or SLF is missing at handover and you are told the document is "in progress", that is not a bureaucratic detail. What these permits mean and how to check them is set out in A developer's documents: KKPR, PBG, SLF.
If a defect appears after signing
The warranty period applies — provided it is fixed in the contract and referenced in the act. The procedure is simple and written: record the defect with dated photo and video, send a written claim describing it with a reasonable deadline, obtain a response, and re-inspect after the repair. Verbal arrangements do not work at this stage.
It is also worth separating the construction warranty from the manufacturer's warranty on equipment: different periods, different addressees for a claim. That is why equipment documentation should be collected on the day rather than "requested later".
Who to bring with you
Ideally an independent technical inspector with no stake in the transaction, plus someone handling the paperwork. If the property is accepted remotely, a power of attorney and continuous video of the inspection are essential: a summary report with ten flattering photographs is no substitute for walking every room.
The future management company has its own role. If the villa is going into rental, involve them in handover: they have a practical eye for what breaks in the first season and what is missing for guests to move in. How to choose a management company and what to look for in the contract is covered in Management companies in Bali.
Bottom line: handover is the one day when the buyer still holds every lever. The sequence is worth respecting: inspection, snag list, rectification, re-inspection — and only then a signature. In the tropics water and waterproofing are the costliest items, so run the handover in the rain with the services switched on. And collect the documents the same day — PBG, SLF, warranties, equipment paperwork and meter readings: gathering them later is always harder than gathering them on site.
This material is informational only and is not a public offer or legal advice. The handover procedure and warranty periods are governed by your contract.
FAQ
What is a villa acceptance record?
A document recording the transfer of the property from developer or seller to buyer: date, condition, meter readings, keys and documents handed over, the list of defects found and deadlines for fixing them. Once signed without reservations, proving that defects existed at handover becomes considerably harder.
Can I sign the act if there are defects?
You can, but only with a snag list attached and agreed rectification deadlines written into the act itself. Signing a clean act against a verbal promise to finish everything means giving up your main leverage.
How long does handover take?
For a 150–250 m² villa allow three to four hours for the first inspection, plus a second visit after rectification. If you are being rushed through in half an hour on the grounds that everything is obviously fine, treat that as a signal.
Which documents should I collect at handover?
PBG and SLF for the volume actually built, warranty obligations with stated periods, documentation and warranties for equipment (air conditioners, pumps, water heaters, pool filtration), utility layout drawings, electricity and water meter readings, and all keys and access codes.
What if a defect appears after I have signed?
The warranty period applies, provided it is fixed in the contract and the act. Send a written claim with photo and video evidence and a reasonable deadline for rectification. The more precisely warranty and claim procedure are written into the contract, the easier that conversation is.
Do I need to attend in person?
Preferably yes. If you cannot, issue a power of attorney to a representative and insist on video of the entire inspection rather than a summary report with ten photographs.