Getting the keys to a new home feels great. But this is exactly where many buyers get careless, rushed along by the excitement. Yet the handover report (in Indonesian, berita acara serah terima or BAST) that you sign carries legal weight — once it's signed, part of the responsibility for the unit's condition shifts to you. Makanya the inspection session before signing isn't a formality; it's the most important round.
Good news, you don't need to be a building expert to do it. Just show up with enough time (don't cut it close to another appointment), bring a few simple tools, and run this checklist room by room. Nah, before we get to the list, get your kit ready first.
Bring these simple tools
- A phone charger or a socket tester — to check every outlet is actually live.
- A marble or small ball — set it on the floor to see the slope (it should tilt only slightly toward the floor drain, not toward the middle of the room).
- Masking tape and a marker — flag each finding right where it is, so it's easy to photograph and log.
- Your phone camera — photograph every defect and attach it to the handover notes.
1. Structure and Walls
Start with the most basic thing: the body of the house itself. Walk slowly along each wall and watch for cracks. Fine hairline cracks in the plaster are common and usually cosmetic, but cracks that widen, run long and diagonal, or go through both sides of a wall are worth raising with the developer. Also check that walls are truly plumb and the corners are clean — a wavy wall usually shows up when light rakes across it from a window.
Tap the wall surface at a few points. A sharp "hollow" sound can mean plaster that hasn't bonded properly. Soalnya if left alone, that spot is prone to cracking or flaking later.
2. Floors, Ceilings, and Roof
For floors, watch for tiles set at uneven heights (a stubbed-toe hazard) or untidy grout. Tap a few tiles — if one sounds hollow, it hasn't bonded fully to the floor and could crack under heavy weight. In a two-storey home, also check the flatness of the upper floor with that marble.
The ceiling is the first place a leak shows. Look for yellow-brown stains or seepage marks, especially in corners and around the upstairs bathroom area. If you can, ask permission to look into the ceiling cavity or roof frame: check for shifted tiles, an unfinished ridge, and any gaps letting light through that could become a water path when it rains.
3. Wiring and Power Points
This part gets underrated the most, yet it's the biggest hassle when it goes wrong. Turn on every light, plug the tester or charger into every outlet, and confirm they all work. Count the light points and outlets, then match them against the promised specs — being a point or two short is a fair thing to claim at handover.
Also check the MCB panel: make sure the labeling is clear (which one is upstairs, which is the kitchen) and the electrical capacity matches the contract. Try switching off one MCB and see whether the circuit split makes sense, rather than a single MCB carrying the whole house.
4. Water, Sanitation, and Pressure
Open every tap one by one — sinks, showers, garden tap — and let them run for a moment. Watch the pressure, especially in the second-floor bathroom; water should climb smoothly, not just trickle. Flush each toilet two or three times and make sure it drains cleanly with no seepage around the base.
While the water runs, check under the sink and the pipe joints for drips. Then shut every tap and watch the water meter (if there is one) — if the numbers keep moving while all taps are off, there may be a hidden leak. Don't forget the flow direction at the bathroom floor drain: pour a glass of water and confirm it runs to the drain rather than pooling.
Tip: log every finding in one written list (called a punch list or defect list), photograph each one, then attach it to the handover report. Ask the developer to sign that list along with an estimated repair timeline. This protects you if anything needs follow-up after handover.
5. Doors, Windows, and Finishing
Open and close every door and window. Make sure nothing sticks, the hinges don't squeak, and the locks work both ways. Check window seals and the gap along door leaves — a gap that's too wide lets dust and water in easily, especially in the rainy season. For finishing, watch for patchy paint, leftover cement on the glass, and unfinished sealant around sinks or tubs.
Don't be shy about opening every cabinet and drawer included in the unit; confirm they all work and nothing is damaged. Small details like these slip past easily amid the excitement, but together they add up to a meaningful defect list.
6. Documents and the Formal Handover
The last part is as important as the physical unit. Before you sign, make sure you receive and review the paperwork. Here's what generally needs to be present:
| Document / item | Why it matters |
|---|---|
| Handover Report (BAST) | Official proof the unit was handed over; attach the defect list here |
| Complete keys + access | Keys to every door, gate, and cluster access card (if any) |
| Unit manual / specifications | Reference for warranty claims and maintenance |
| Maintenance (retention) period info | The window in which the developer still fixes certain defects |
| Legal document status (AJB/certificate) | Clarity on the title-transfer stages into your name |
On the maintenance period: many developers give a retention window after handover, during which certain defects are still their responsibility to fix. Ask about the duration and what's covered. For legal matters like the AJB and the certificate title-transfer process, we cover them separately in our complete guide to AJB and property certificates.
How It Ties to Emerald 70
If you're taking a Emerald 70 House unit at Kingspoint Residence, Jl. Raya Perjuangan, North Bekasi — a two-storey home with 70 m² of building — the checklist above gets even more relevant, because there are two floors to inspect, including the flatness of the upper floor and the water pressure to the upstairs bathroom. This home is built on bored-pile foundations, so during inspection you can focus on finishing and systems rather than worrying about the base structure. Type details are on the Kingspoint house-types page.
If this is your first home, the handover session can feel nerve-wracking — that's normal. We lay out the steps from the start through the deed in our tips for buying your first home in Bekasi. The key thing to remember: take it slow, log everything, and don't sign until you're genuinely satisfied with the unit's condition and the clarity of the defect list. Keys in hand is the goal, but the care you take that day is what keeps you calm for years afterward.
Want to schedule an Emerald 70 unit inspection?
The Kingspoint team can help arrange a unit-check session for Emerald 70 before the handover report — you can inspect the structure, wiring, water, and finishing, then log the defect list together with the team on site.
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