After months of drawings, contractors and finishing, handover day arrives — and many villa owners go wrong here: they sign in a hurry, pay the final instalment, then discover a leak, a door that will not close, or an air conditioner that does not cool. Fixing defects after signing usually comes out of your pocket.

Handover is the moment responsibility passes from contractor to you. This checklist walks you room by room through a villa handover in Madinah, before you sign or pay.

Before handover day: pack your kit and your papers

Bring the contract, approved drawings, and schedule of specifications: a real inspection compares what was built against what was agreed.

  • Inspection kit: a phone charger for sockets, a small spirit level, and a phone torch.
  • An independent engineer: bring an engineering consultancy professional. They see what an untrained eye misses.
  • Document from minute one: film every room, and photograph each defect close up and from a distance.

Never sign the final handover before inspecting every item yourself, room by room, and documenting every defect with photos and video.

1. Walls, ceilings, plumbing and electrics

Check corners, window edges, and areas around bathrooms, where damp and cracks appear first. Any diagonal or widening crack needs an engineer's assessment, not paint over it, and any damp patch signals a leak to fix at its cause.

Plumbing and electrics can never be judged by sight alone. Open every tap and shower together, test every drain, check under every basin for drips, test every socket and switch, and run heaters and air conditioning. Many problems start at rough-in stage, as explained in our guide to plumbing and electrical rough-in mistakes.

2. Finishing, floors, doors and windows

This is where the true standard of finishing works shows. A hollow sound under a tile means a void beneath, and that tile will break first. Check for cracked tiles, empty joints, bathroom floors sloping to the drain, even paint, and doors that close smoothly with working locks.

In Madinah's climate, a weak window means heat, dust, and higher cooling bills. Test every window for draught and dust, and check roof and tank insulation and drainage where accessible.

An occupancy certificate does not mean the finishing is sound; it proves basic compliance, while build quality is yours to verify on handover day.

3. Outside the villa

Check the facade and wall for cracks, the gate for smooth opening, yard drainage running away from walls, and a clean, covered water tank with working meters.

4. The snag list: write it so it protects you

Any defect not written in the report is treated as if it never existed. Never accept "we will fix it later" without paper: state each defect's location, description, and deadline, split serious from cosmetic items, set a re-inspection date, and get both signatures.

Any defect not written in the handover report is legally and practically treated as non-existent — write down everything, even the small items.

5. The final payment and warranty

The final payment is your only leverage once work is complete; paying it in full before defects close weakens the contractor's incentive to return.

The final payment is your only leverage after work ends — do not release it in full before every serious defect is closed. Agree in writing to retain a portion until re-inspection, to a clear warranty period, and to a contact route for defects during warranty.

The warranty period starts from the signed handover report, so your signing date is the start of your rights. Collect the occupancy certificate, appliance warranties, and a full set of keys. At the start of your project, read our guide on how to choose a reliable contractor in Madinah.

Conclusion: inspect with an engineer's eye

Joy at your new home is the worst adviser on handover day. Follow the checklist, document every defect, and hold back your final payment until defects are closed.

The golden rule: inspect, document, write, then sign — in that order only, never the reverse.

If you are about to take handover in Madinah, the team at Qada Al-Tashyeed - BLC can help with general contracting, finishing, and supervision. Request your free consultation now.