Found a defect after renovation? How to tell if it's HDB's or your contractor's to fix

You've moved in, the renovation is done, and now there's a crack above the door, a damp patch on the ceiling or a tile that sounds hollow. Who fixes it? In a new HDB flat there are usually two possible parties: HDB, through the Building Service Centre (BSC) during the defects liability period, and the renovation contractor you paid. Which one depends mostly on where the defect is, what work was done there, and what your records show.

The two warranties you have

• HDB's defects liability period (DLP) lasts one year from key collection. It covers construction defects in the flat as HDB handed it over: things like cracks not caused by hacking, uneven or hollow original tiles, faulty original doors and windows, and drainage problems. Some items have longer HDB warranties (for example ceiling leaks under toilets and kitchens). Check HDB's website for the current list.
• Your renovation contractor's warranty covers the work they did. There is no fixed legal renovation warranty period in Singapore. It's whatever your contract says, often around 6 to 12 months for workmanship and sometimes longer for items like waterproofing. Read your contract for the length and what it excludes.

Neither warranty covers normal wear and tear, or damage you or your movers caused.

A quick way to sort it

1. Did your contractor touch that spot? If the area was hacked, drilled, re-tiled, overlaid, waterproofed or re-wired, start with your contractor. Defects in areas changed by renovation are usually treated as renovation-related.
2. Is it an original part of the flat that nobody worked on? Original wall finishes, ceilings, the main door frame, original windows or floor tiles you kept are usually HDB's to look at during the DLP.
3. Was it already there at key collection? If you photographed and reported it then, you have the strongest case for HDB fixing it, even if renovation has happened since.
4. Is it at the boundary? A crack where a new carpentry piece meets an original wall, or a leak near pipes your plumber moved, can go either way. Report it to both and let the inspections decide, rather than guessing.

Common examples

Hairline crack on a wall or ceiling

If it's on a wall nobody hacked or drilled, it's usually a DLP matter. If it runs from a new opening, a hacked section or a heavy shelf your contractor fixed, raise it with the contractor first.

Hollow or cracked tiles

Original tiles that turn hollow are a DLP item. Tiles your contractor laid, or vinyl or overlay on top of original tiles, are the contractor's. If new flooring was laid over hollow tiles you never reported, it becomes hard to claim from anyone, which is why hollow tiles should be checked before any overlay goes down.

Ceiling leak or damp patch

A leak from the flat above goes to HDB or the upstairs neighbour, not your contractor. A leak in your own toilet after the contractor redid the floor or waterproofing goes to the contractor. Once the original waterproofing has been hacked or redone, a leak there is hard to pin on HDB.

Doors, windows and gate

Original windows, frames and the main door are HDB's during the DLP. A door that sticks after the contractor changed the flooring height, or a new gate or digital lock that fails, goes to whoever supplied and installed it.

Power points and lights

Original points that don't work are a DLP item. Points your electrician added or moved are the contractor's. Electrical work should be done by a licensed electrical worker, so ask for their details if you haven't got them.

The records that settle it

Almost every dispute comes down to one question: was the defect there before renovation? You can answer it if you kept:

• Dated photos from key collection, with a close-up and a wide shot of each defect so the location is clear.
• Your defect list and BSC submission, with the date you sent it.
• A handover list for your contractor, also with photos, and their written replies.
• Your renovation contract and warranty, plus the list of works (what was hacked, re-tiled or waterproofed, and where).

Number each defect and use the same number on the tape, the photo and the list. Then anyone, including you a year later, can match a photo to a spot on the wall.

How to report each one

• To HDB: report online or at your precinct's BSC within the DLP, with photos and the location. HDB arranges a joint inspection, the repair and a closing check. Don't leave it to the last few weeks.
• To your contractor: send a numbered list with photos in writing (message or email) and ask for a date. Keep any money still owed until the items are done, if your contract allows.
• If a contractor won't respond: send a written reminder with a deadline. If that fails, you can go to CASE for mediation or file a claim at the Small Claims Tribunals.

To avoid this next time

• Do a full defect check and report it before renovation starts.
• Wait for HDB to fix big items (like hollow tiles you plan to keep) before work begins in that area.
• Do a handover check of the renovation before the final payment, and keep both sets of records together.
• Re-check everything around month 10 or 11, while the DLP still applies.