Developer Defects: What Off-Plan Buyers Must Know (2026)

If you buy a new private home from a licensed developer, the developer must fix defects that show up within 12 months, at its own cost. The clock often starts before you collect your keys, and the developer has only one month to fix each reported problem. Inspect early, report in writing and follow the contract steps exactly. Then, if the developer does not act, you have a legal route to fix the problem yourself.

At a glance

• The period is 12 months. It runs from the earlier of two dates: when the developer gives you vacant possession, or the 15th day after you receive notice that TOP has been issued and the infrastructure works are complete.
• The developer has one month from your written notice to make defects good, at its own cost.
• If it does not, you can hire your own contractor and deduct the cost from a sum held by the Singapore Academy of Law, following the contract procedure.
• TOP is not a quality certificate. BCA’s checks focus on structural safety. Defects in finishes and fittings are contractual matters.
• Small developers are different. Projects of four units or fewer need no licence, and may use their own contract.

All of this comes from URA’s Home Buyers’ Guide, which covers uncompleted private homes bought from licensed developers. HDB flats have their own rules.

What counts as a defect

URA defines a defect as any fault in the unit, the housing project or the common property that comes from defective workmanship or materials, or from the unit not being built to the Specifications in the sale and purchase agreement (S&PA). In a strata project, the term also covers common property such as corridors and lifts.

The point many buyers miss is that a TOP does not guarantee quality. BCA issues TOP after the requirements of the Building Control Act are met. URA says plainly that defects in the unit and the project are not regulated. They are “contractual matters” between you and the developer. The S&PA is therefore your main protection.

That contract is the same for everyone. Licensed developers must use the standard S&PA, and no amendment is allowed without the Controller of Housing’s approval. A single buyer among hundreds has little bargaining power on price. On defects, though, every buyer holds the same clause.

The timeline, and why the 12 months can be shorter than you think

Step	What happens
TOP issued	The developer gives notice. The 25% progress payment falls due once TOP is issued and roads, drainage and sewerage are complete.
Vacant possession	The developer must hand over by the date in the S&PA, and within 21 days of receiving the 25% payment. Late delivery means liquidated damages.
Key collection	You inspect the unit and the project, and report defects.
Defects liability period	12 months from the earlier of vacant possession or the 15th day after you receive the TOP notice.
Legal completion	The developer issues a Notice to Complete, and completion follows within 14 days.

An earlier Propwise tip said the period starts at TOP. That is close but not exact. The trigger is the earlier of two dates.

Worked example (hypothetical dates). Say the TOP notice reaches you on 1 March 2027. The 15th day after that is 16 March. Letters, payment and key collection take time, so you collect your keys on 10 April. The earlier date is 16 March, so the 12 months end on 16 March 2028. That is 25 days less than if you counted from 10 April. URA says maintenance fees also start from one of these two dates. Do not leave your first inspection for later.

How to inspect and report

URA advises a thorough inspection when you take possession, with professional help if you are unsure whether something is a defect.

1. Inspect early and in good light. Check tiles (tap for hollow sounds), walls and ceilings for cracks or stains, door and window alignment, taps and drainage, electrical points, air-conditioner drainage and the glass in the shower area. Compare each item against the Specifications in your contract, not the show unit.
2. Test for water. Leaks often appear only after heavy rain. The Meteorological Service describes the Northeast Monsoon (December to early March) as having a wet phase. Plan a second inspection after a heavy downpour.
3. Report in writing. Follow the notice procedure in your S&PA. Keep dated photos and copies. Report in batches if needed, rather than waiting until month 11.
4. Do not skip the common areas. The contract covers defects in common property in a strata project. A report from several owners carries weight.
5. Plan a final check about a month before the period ends. URA’s guide covers defects that become apparent within the 12 months, so late-appearing faults still count if you report them in time.

If the developer does not fix it

The developer must make good defects at its own cost within one month of receiving your notice. If it fails, URA says you may engage your own contractors and deduct the cost from the sum held by the Singapore Academy of Law as stakeholder for the developer. You must follow the S&PA procedure and serve a notice of deductions on the Academy.

Because the procedure has set steps and timings, do not hire a contractor first and ask later. Show the clause to your lawyer before you act.

If you reach a dispute, URA encourages negotiation first, then mediation. Options include the Singapore Mediation Centre, the Law Society Mediation Scheme and the REDAS Conciliation Panel, which handles disputes with developers who are REDAS members. SMC’s Small Case Commercial Mediation Scheme is for claims under S$60,000. This is general information, and you should take legal advice for your own case.

Small developers and projects of four or fewer units

A developer with four or fewer units does not need a housing developer’s licence. URA warns that such developers may use their own sales contract and are not required to put buyers’ payments into a project account. Check that the contract has a defects liability clause, a vacant possession date with recourse if it is missed, and specifications the developer must follow. Be careful with any deal that asks for large payments before key milestones.

Resale homes have no defects period

A resale unit comes as it stands. You can inspect it, negotiate repairs or a price cut before you exercise the option, and walk away if the answer is no. Off-plan, you commit years before you see the finished unit. Our comparison of new launch vs resale sets out the other trade-offs. Before you commit to a launch, read the pre-showflat checklist, the guide to completed vs under-development homes and the truth about new launches.

Bottom line

The defects liability period is a strong protection only if you use it on time. Know your start date from the TOP notice, inspect within days, report in writing and keep records. If the developer misses the one-month deadline, follow the contract’s deduction procedure with your lawyer’s help. Do all of this before the 12 months end.

Sources

• Home Buyers’ Guide (uncompleted private residential property) — URA, file dated 10 Jun 2026 (checked Oct 2026)
• Buying property: home buyers’ guide — URA, checked Oct 2026
• Climate of Singapore — Meteorological Service Singapore, checked Oct 2026