By The Address desk · Last verified 12 October 2026
When you buy an HDB resale flat, HDB’s resale terms say you buy it “with full notice and knowledge of the state and condition of the flat”, on a caveat emptor (buyer beware) basis. Disputes over defects are between you and the seller; HDB will not mediate. HDB’s own pre-completion inspection checks only for unauthorised renovation works that could damage HDB property or the structure, not the flat’s general condition. So the viewing is your inspection. Go room by room and check for water stains and leaks, spalling concrete, wiring and switches, windows, floor traps and pipes, and any hacked walls or extensions that may not be approved, before you take the Option to Purchase.
A viewing can feel like a polite house visit, but treat it as a friendly investigation. Bring a torch, a phone charger to test sockets, and this checklist.
Quick facts
- Resale flats are bought on a caveat emptor basis.
- The seller must regularise or remove unauthorised renovation works before completion.
- Unauthorised works discovered after completion can become the buyer’s problem.
- HDB does not mediate buyer-seller disputes over defects.
- Owners must keep windows, fixtures and fittings in good working condition; window safety issues can hold completion until fixed.
- After completion, alterations need HDB’s prior written consent, usually through a renovation permit.
Before you step inside
- Remaining lease: it affects your CPF usage and loan, so check it on HDB’s resale data before viewing.
- Upgrading history: ask whether the block has had or is due for HDB upgrading, such as the Home Improvement Programme, as owners co-pay part of the cost.
- Corridor and lift lobby: look at the condition of the common areas, noise from the lift or refuse chute, and how the neighbours keep the corridor.
- Time of day: visit once in daylight and once in the evening if you can, to judge sun, heat and noise.
The room-by-room checklist
| Room | What to check | Why it matters |
|---|---|---|
| Living room | Ceiling for stains or bulges; walls for cracks; sockets and switches (test with your charger); the distribution board for a working circuit breaker | Electrical rewiring and ceiling repairs are disruptive and costly |
| Bedrooms | Air-con trunking and drainage stains; window frames and handles; damp patches in wardrobes on external walls | Seepage from external walls and air-con leaks often show here first |
| Kitchen | Under the sink for leaks; floor trap and drainage speed; cabinet hinges and water damage; the gas point and water heater | Pipe and drainage repairs may mean hacking tiles |
| Bathrooms | Ceiling of the bathroom below if you can see it; stains on the walls next to the bathroom; tile hollowness; water pressure and hot water; floor trap | Waterproofing failures cause leaks into the flat below |
| Service yard | Laundry rack, pipes, washing machine point, any enclosed areas | Enclosures and extensions may need HDB approval |
| Whole flat | Hacked walls, extended areas, built-in features near structural walls; ask for HDB renovation permits | The seller must fix unauthorised works before completion; missed ones can become yours |
| Windows | Each window opens, closes and locks smoothly; no loose or missing parts | Owners must maintain windows to HDB’s safety requirements |
Spotting spalling and leaks
Spalling concrete is a common surface problem in older flats, often in bathroom and kitchen ceilings. Look for bulging or flaking paint, cracks, rust stains or exposed steel bars. Water stains on a ceiling may point to the bathroom above, which belongs to someone else; ask the seller whether there has been any leak and how it was handled. It is fixable, but the cost and hassle should shape your offer.
After the viewing: what to do with what you found
- Write it down with photos before you leave.
- Ask the seller which renovations had HDB permits, and request copies.
- Get rough quotations for repairs that matter, such as rewiring or bathroom works.
- Negotiate the price, or ask the seller to fix specific items before completion, and put any agreement in writing.
- Walk the flat again before completion to confirm the agreed fixes are done.
The WahLiao Verdict
Fall in love with the view, by all means, but inspect the ceiling. Because resale flats are bought as they are, every leak, crack and unapproved extension you miss today is likely yours tomorrow. Spend thirty unhurried minutes with a torch and this list, ask for renovation permits, and turn what you find into either a fair price or a written promise to fix. That is how a happy move-in day is made.
Questions people ask
Does HDB inspect the flat for me?
Only for unauthorised renovation works that may damage HDB property or the structure. It does not check the flat’s condition, value or the safety of renovations.
Who fixes unauthorised renovations?
The seller must regularise or remove them before completion. Anything discovered after completion can fall to you as the new owner.
Can I hire a professional inspector?
Yes, private home inspection firms exist, and many buyers use one for older flats. Ask the seller’s permission and do it before you exercise the option.
What if I find a leak after moving in?
Defect disputes are between buyer and seller, and HDB will not mediate. For leaks from the flat above, the usual rules on ceiling leaks between neighbours apply.
Sources: HDB, terms and conditions of sale and purchase of an HDB resale flat (PDF); HDB, spalling concrete in HDB flats; HDB, renovation rules and permits. The Address explains; it does not advise.
Read next: Buying a Resale HDB Flat: The Option to Purchase, the 21 Days and Completion · HDB Upgrading Programmes: HIP, EASE, NRP and What You Co-Pay · Back to The Address
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