How to check the windows in your new BTO flat (and what to report)
Most people check tiles and walls carefully at key collection and give the windows a quick open and close. That's a pity, because window defects are some of the easiest to get fixed early and some of the most annoying to live with: rain coming in, a lock that won't catch, a panel that rattles every time the wind blows.
Before you start
- Do this in daylight so you can see scratches and gaps.
- Bring painter's tape and a marker, so you can number each problem window, and your phone for photos.
- Count the windows on your floor plan first. It's surprisingly easy to miss the small ones in the toilets, kitchen and service yard.
Casement windows (the ones that swing open)
- Open each panel fully and close it again. It should move smoothly without scraping the frame or needing force.
- Check the stay or friction hinge. When you let go of a half-open panel, it should stay where it is, not swing on its own.
- Lock it. The handle should turn fully and the panel should pull tight against the frame. Push on the locked panel: it shouldn't move or rattle.
- Look at the hinges and fasteners. Nothing should be loose, bent or rusty. Report a screw or rivet that's missing or not sitting flush.
- Check the rubber seal all the way round. It should be continuous, not torn, pinched or coming out of its groove. A broken seal is the most common reason rain gets in.
Sliding windows
- Slide each panel the full length of the track. It should run smoothly without jumping or sticking.
- Check the safety stoppers and angle strips. These stop a panel from being lifted or slid out of the frame. They should be in place and secure.
- Lock it and give it a gentle shake. A locked panel shouldn't lift or rattle in the track.
- Look into the track. Report cracked or missing parts, and any gap where you can see daylight between the panel and frame when it's closed.
Glass, frames and the wall around them
- Glass: cracks, chips at the edges, deep scratches and stains that won't wipe off.
- Frames: dents, deep scratches and missing end caps.
- Sealant where the frame meets the wall: it should be continuous inside and out. Gaps or cracks here let water into the wall.
- The wall and sill below each window: look for water stains, bubbling paint or a damp patch. These can show a leak that has already happened.
Check for leaks
If it rains on or soon after your key collection day, go back and look at every window sill and the wall below it. That's the best leak test you'll get. If it doesn't rain before you report, at least look for old water marks, and check again after the first heavy rain during the defects liability period.
Don't spray a hose at the windows yourself. If you suspect a leak, report what you saw and let the Building Service Centre (BSC) check it.
Mark and photograph each problem
- Put a numbered piece of tape near the problem, for example #14 on the frame next to a torn seal.
- Take a close-up showing the tape and the defect, and a wider photo showing which window it is.
- Write down the room and the window: "Bedroom 2, left casement panel, seal torn at the bottom corner".
Similar bedrooms with similar windows are the classic place for mix-ups at the joint inspection. A labelled floor plan with each number pinned to the right window saves a lot of "which one is it?".
Report early, and before renovation
Report window defects to the BSC together with the rest of your list, within the first few weeks and before your contractor starts. Window grilles, curtain tracks and carpentry go up near the windows, and once they're in it's harder to show that a scratch or a stiff hinge wasn't caused by the works.
After you move in
The Building and Construction Authority (BCA) asks homeowners to check their windows at least once every six months, because looking after them is the owner's responsibility. For casement windows, check that fasteners aren't loose or rusty. For sliding windows, check that the safety stoppers and angle strips are in place, and keep the tracks clean. If a part needs replacing, BCA says to use an approved window contractor.
A good time for your first check is just before your defects liability period ends, so anything that has loosened or started leaking during the first year can still go on your list.