Handover and snagging: inspecting your new Hanoi property

Walk every room before you sign anything

• Tap tiles and walls with a coinA hollow sound signals poor adhesion and a likely future crack — check floors, walls and any stone cladding, not just one or two tilesRed flagExtensive hollow zones across a room, rather than an isolated tile
• Check walls and ceilings for cracks, damp stains or uneven paintLook along corners and around window frames, where settlement cracks and leaks typically show firstRed flagA fresh paint patch that looks like it is covering a stain or crack
• Check that floors are levelRoll a small ball or marble across each room; it should not drift consistently toward one cornerRed flagA ball that rolls to the same point every time
• Inspect ceilings for damp or water stainingLook directly beneath bathrooms and balconies on the floor above, and around the air-conditioning condensate lineRed flagYellow-brown staining or a soft, spongy ceiling panel

Test every opening and every drain before the handover meeting ends

• Open and close every door and window fullyLocks, hinges and sliding tracks should move smoothly with no scraping or forcingRed flagA door or window that needs to be lifted or forced to latch
• Pour water on bathroom and balcony floorsWater should flow cleanly to the floor drain within a few secondsRed flagStanding water, which points to a slope or waterproofing defect that is costly to fix later
• Check under sinks and around pipe joints for leaksRun every tap for a minute and look for drips at the connections beneath the sinkRed flagDampness at a joint, even if it looks minor at first glance
• Confirm window and door seals are intactCheck for gaps that would let rain or Hanoi's summer humidity into the unitRed flagVisible daylight around a closed window frame

Bring a phone charger and test outlet by outlet

• Test every switch and socket in every roomPlug in a phone charger or a small lamp and check each outlet individually rather than assuming a working sample means the rest are fineRed flagDead circuits, or sockets that spark or feel warm to the touch
• Run the air conditioning in every roomConfirm each unit cools, drains condensate properly and is not unusually noisyRed flagA unit that runs but does not cool, or drips water inside the room
• Test the water heater and check appliances match the contractConfirm hot water reaches the shower and kitchen, and that any appliances promised in the sale — oven, hob, extractor — are installed and workingRed flagAppliances missing, mismatched, or a different brand from what was specified

Confirm what is written matches what has actually been built

• Cross-check the unit's net floor area against the Sale & Purchase AgreementCompare the usable floor area figure on the handover documents with the SPA — this is the figure your future Land-Use Right Certificate will registerRed flagA usable area smaller than the SPA figure, with no written explanation or compensation clause
• Verify parking, storage and shared facilities match what was soldWalk the basement, storage area and amenity floors listed in your contract, not just the unit itselfRed flagA promised parking space or storage unit that is not allocated, or does not exist
• Ask where the unit's title registration currently standsConfirm in writing whether the building's Land-Use Right Certificate has been issued and where your unit sits in the registration queueRed flagNo clear answer, or a building whose foreign-ownership quota status is not confirmed in writing

The sequence that protects you once the walk-through is over

• Record every electricity and water meter readingPhotograph each meter with its reading clearly visible, and note the date and timeRed flagA developer who cannot provide meter readings or asks you to accept a verbal figure
• Count and test every key, fob and access cardTest each one at the actual door or gate before you leave — a visual check of the set is not enoughRed flagA key or fob that does not work, or fewer copies than the contract specifies
• Photograph every defect with a timestamp before you sign anythingDated, timestamped photos become your evidence if a listed defect is disputed later
• List every defect as a written, numbered annex to the handover minutesAttach a dated list of every issue found, and make sure the minutes themselves reference this annex directlyRed flagBeing asked to sign a blanket "no defects" declaration when defects clearly exist
• Do not sign final acceptance until the annex is agreed in writingA qualified, annotated signature preserves your right to have the listed items fixed under the developer's commitmentRed flagPressure to sign the same day, with no real time to complete the walk-through