New Build Risks: Deadlines, Quality, Contract—Buyer’s Checklist

New-build risks: what every buyer should check 🏗️

Buying a new-build apartment offers modern finishes and warranties, but it also brings specific risks: uncertain timelines, construction quality, and contract loopholes. Use this checklist to evaluate offers and protect yourself during the purchase process.

1. Timelines: how to gauge delay risk and plan ahead ⏳

• Ask the developer for a published construction schedule and current progress updates for your building or phase.
• Review the developer's track record: completed projects, how they managed deadlines, and feedback from previous buyers.
• Expect timelines to shift due to external factors (weather, supply chains, financing); plan a realistic moving window.
• Include contractual clauses about delay penalties, extensions, and your options if the completion date is missed.

Tip: be specific—insist on a calendar quarter or month instead of vague phrases like “next year.”

2. Quality: practical checks before you commit 🔍

• Request a list of materials and technical specifications: façade, windows, floors, plumbing and heating systems.
• Hire an independent inspector for a pre-handover check—this can reveal concealed issues before you pay the final instalment.
• Confirm which defects are covered by the developer’s warranty and the expected timeframe for repairs.
• Visit completed buildings within the same development to assess workmanship and finishing standards.

Practical approach: take photos and detailed notes during inspections; these help later if you need repairs or compensation.

3. Contract essentials: clauses you shouldn't skip 📝

• Ensure the contract identifies the exact unit (floor, layout, approximate area) and project stage (shell, finished, turnkey).
• Look for clauses on completion dates, acceptance procedure, liability, force majeure, and termination rights.
• Payment terms should match construction milestones and include protections if the developer fails to deliver.
• Consider adding explicit remedies: delay penalties, escrow arrangements, and defect correction timelines.

Recommendation: have the contract reviewed by a lawyer experienced in construction and property law.

4. Payments and transaction safety 💳

• Spread payments across milestones rather than paying everything upfront.
• Use bank transfers and keep receipts; avoid cash transactions that lack documentary proof.
• Negotiate retention of a small portion of the final payment until all defects are fixed after handover.

5. Handover checklist: what to inspect when you receive the keys 🔑

• Inspect in daylight: floors, walls, seams, window reveals, and ventilation grilles.
• Test sockets, switches, plumbing fixtures, doors and windows for proper operation.
• Prepare an acceptance report listing defects and agreed deadlines for repair; both parties should sign it.

6. If delays or defects occur: practical steps ⚖️

1. Notify the developer in writing and request a clear plan and deadline for correction or delivery.
2. If unresolved, consult a lawyer and contact relevant regulatory authorities.
3. Keep all correspondence, receipts and inspection reports as evidence.

7. Warning signs and best practices 🚩

• Red flags: evasive answers about timelines, no documentation, or a new developer with no completed projects.
• Best practice: include independent technical inspection clauses and ensure the contract names responsible persons.

Conclusion and professional support 🤝

A careful approach to timelines, a technical check of finishing works, and a robust contract reduce most risks on the new-build market. If you prefer support, an agent can review documents, organize inspections, and negotiate contract terms.

If you want help checking a contract or arranging a pre‑handover inspection, contact us — we’ll help you choose a safe property and support the deal. Browse options on our site: https://buyhome.ge/en/search or check apartments: https://buyhome.ge/en/apartments.