The defects liability period: what new launch buyers should know

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Condo living · New launch

By Winfred Quek, Associate Marketing Consultant · CEA R073319H · Crestbrick Pte Ltd (L31010886H) · Published 13 July 2026

Facts verified: 13 July 2026 · Contractual terms vary by developer and project; verify your specific Sale and Purchase Agreement · Sources attributed below

Every new launch buyer I speak to focuses intensely on the purchase, the loan, the stamp duty, the timeline to TOP. Then the keys arrive, the excitement peaks, and the defects liability period quietly starts ticking with almost no one paying attention to it. That is a mistake, because this is the one window in the entire ownership journey where the developer is on the hook to fix problems for free. Miss it, and you are paying for repairs that should never have been your bill.

What the defects liability period actually is

The DLP is a contractual protection built into the standard Sale and Purchase Agreement used for private new launch condos in Singapore. It begins from the date of the Temporary Occupation Permit, the point at which the development is legally fit for occupation, and it runs for a fixed duration set out in your agreement. During this window, if something in your unit does not meet the specifications the developer promised, the developer is obliged to make good on it without charging you.

It is worth being precise about what this is not. It is not a warranty on every possible thing that could go wrong in your home over time. It is not an open ended service contract. It is a defined, time bound mechanism tied to a specific standard: the workmanship and materials described in your agreement. Once you understand that framing, the rest of how the DLP works becomes much easier to navigate.

What counts as a defect versus normal wear and tear

This is where most disputes happen, and where a buyer's expectations and a developer's obligations most often diverge. A genuine defect is something that deviates from the agreed specification through no fault of the buyer, examples include uneven or hollow sounding floor tiles, doors and windows that do not close or seal properly, leaking pipes or fittings, cracks in walls beyond hairline settlement, electrical points that do not work, or paintwork that was never properly finished.

What is not covered is broader than most buyers expect. Normal wear and tear that develops over months of living in the unit is not a defect. Damage caused by your own renovation contractor drilling into the wrong spot is not a defect. A finish you simply do not like, even if it was always going to look that way, is not a defect if it matches what was specified. And anything caused by improper use, for instance overloading a fixture beyond its intended purpose, sits outside the DLP entirely. The test is always whether the item fails to match what you were contractually promised, not whether you are unhappy with it.

The DLP timeline: from TOP to your final month

The clock starts the moment TOP is issued, whether or not you have moved in yet. That detail catches people out. Buyers who delay their move in, perhaps to complete renovation work first, are still burning DLP time while the unit sits empty. My advice is to do a first pass inspection as close to key collection as possible, before any renovation begins, so you have a clean baseline of what the unit looked like on handover.

From there, most buyers do a second, more thorough inspection once they have lived in the space for a few weeks, because some defects only reveal themselves under regular use, a tap that drips intermittently, a door that swells slightly with humidity, an intermittent electrical fault. The real risk sits in the final stretch of the DLP. Buyers who have been busy with renovation and settling in often forget the window is closing until a reminder notice arrives, if one arrives at all. Mark the closing date in your calendar the day you collect your keys, not the week before it expires.

How to document and submit a defects list properly

Documentation is what separates a smooth rectification process from a frustrating dispute. For every item, photograph it clearly, with a wide shot showing location and a close shot showing the specific issue, and note the date. Keep a written list organised by room, described plainly, for example "master bathroom, floor tile hollow sounding near shower entrance" rather than a vague "bathroom floor issue."

1. Inspect early and inspect twice. A baseline check at handover, then a second pass after living in the unit for several weeks.
2. Photograph everything with context. Wide and close shots, dated, organised by room, kept in a single file you control.
3. Submit through the proper channel. Most developers or their appointed managing agents provide a formal defects submission form or online portal; use it rather than an informal email or phone call, so there is a clear record.
4. Keep a copy of everything you submit. Screenshots, submission confirmations, reference numbers, all of it, in case a dispute arises later.
5. Follow up in writing if there is no response. A polite but documented follow up after a reasonable period protects your position if the timeline drags.

For a more detailed room by room checklist you can use during your own inspection, see my condo defects inspection checklist, which walks through what to look for in each space before you sign off on handover.

What happens if the developer disputes your claim

If an item is genuinely disputed, ask for the disagreement in writing and reference the specific clause or specification you believe applies. Developers generally want disputes resolved quickly too, an unresolved defects list is an administrative headache for them as much as a frustration for you. Persistent, well documented disputes that cannot be resolved through the normal rectification process can, in more serious cases, be escalated through mediation or through the courts, though the overwhelming majority never reach that point because clear documentation settles most disagreements early.

Common defects buyers report, and how to think about them

Without inventing figures or claiming any particular frequency, the categories that come up repeatedly in conversations with new launch buyers tend to cluster around a handful of areas: flooring and tiling issues, plumbing fittings that leak or drip, doors and windows that do not align properly after settling, paint and finishing quality, and electrical points that underperform. None of this means new launch quality is inherently poor, construction at scale always produces some rate of imperfect units, which is precisely why the DLP exists as a formal mechanism rather than an informal courtesy.

What matters for you as a buyer is not whether your unit will have zero defects, most units have something, but whether you catch and document what is there before the window closes. A unit with five properly documented and rectified defects within the DLP is in a far better position than a unit with two undetected defects that surface after the window has shut and become your bill to fix.

How to decide if a problem is worth escalating

Not every mark or imperfection needs a formal submission, but the threshold should be generous rather than strict, because submitting costs you nothing and the DLP exists specifically for this purpose. My rule of thumb: if it deviates from the specification, submit it. If you are unsure whether something qualifies, submit it anyway and let the developer's team make the determination, that is what the process is for. The only real mistake is under using the window out of a reluctance to seem demanding, or discovering a genuine issue after the DLP has already closed because no one did a proper second inspection.

If your unit sits within a larger new launch project, the same disciplined approach to timelines applies to the earlier stages of your purchase too, from progressive payment scheduling to your showflat visit. My progressive payment scheme guide and showflat viewing guide cover the stages before handover, and this DLP window is simply the final one to get right.

Frequently asked questions

How long is the defects liability period in Singapore?

For private new launch condos bought under the standard Sale and Purchase Agreement, the defects liability period typically runs twelve months from the date of Temporary Occupation Permit, though the exact duration is set out in your specific agreement and you should confirm it against your own contract rather than assume a figure.

What is covered under the DLP and what isn't?

The DLP covers defects arising from faulty workmanship or materials that do not match the specifications in your Sale and Purchase Agreement, things like uneven flooring, leaking pipes, doors that do not close properly, or defective fittings. It does not cover normal wear and tear, damage you or your contractor cause during renovation, or cosmetic preferences that were never part of the original specification.

Can I submit defects after the DLP ends?

Once the defects liability period closes, the developer's contractual obligation to rectify defects free of charge generally ends. Defects reported after that point are outside the DLP mechanism and any fix becomes a matter for your own arrangement, which is why buyers are strongly advised to do a proper inspection and submit their full defects list well before the window closes, not on the last day.

Do I need to pay for defect rectification?

Genuine defects within the scope of the DLP, meaning faulty workmanship or materials not matching the agreed specification, should be rectified by the developer at no cost to you. What you pay for is anything outside that scope, such as upgrades, changes to finishes, or damage caused after handover, which is a separate commercial matter.

What if the developer refuses to fix a defect?

If a developer disputes whether an item is a genuine defect, start by revisiting your Sale and Purchase Agreement specifications and any photographic documentation you took at handover. Persistent unresolved disputes can be escalated through the channels set out in your agreement, and in more serious cases buyers have recourse through mediation or the courts, though most disputes are resolved through documented follow up before it reaches that stage.

Winfred Quek is Associate Marketing Consultant at Crestbrick Pte Ltd, advising Singapore upgraders, investors and families. CEA R073319H. The information on this page is general and does not constitute legal or financial advice. Contractual terms vary by developer and project; verify all details in your own Sale and Purchase Agreement and seek qualified legal advice for any dispute before taking action.