Handover of a new-build flat in Prague: what to check

The handover of a new flat is the shortest meeting in the whole purchase and one of the most consequential. A developer's representative arrives with a folder and a protocol, the buyer arrives excited, and within an hour the buyer is asked to sign that the flat has been taken over. What is written, or not written, on that page decides how easy the next months are.

This guide sets out a method for the day: what to prepare, what to check, how to record defects and what to do afterwards. It does not replace a technical inspection by a qualified person, which is worth arranging for a significant purchase.

Before the day

Prepare in advance.

• Read the contract. Check the specification, the plans and the handover clause. The flat you are taking over is the flat in the contract, not the show flat. Our guide to key contract clauses shows where these usually sit.
• Agree the date and time in writing, with enough daylight to see the walls and floors. Evening handovers hide defects.
• Bring a helper. A second pair of eyes helps, and a technical supervisor or inspector is better still. Many buyers hire one for the day.
• Bring tools. A tape measure, a torch, a spirit level, a plug tester, a phone charger and a camera. A sheet of paper with the specification beside it.
• Check your own readiness. If you have a mortgage, ask the bank what it needs at handover, such as a copy of the protocol.

Our guide to how developer sales work shows where the handover sits in the sequence, and the explainer on payment schedules shows which payment the protocol may trigger. You can browse new-build flats in Prague (in Czech) to see typical layouts and specifications before you visit your own.

The inspection, room by room

Go through the flat in a fixed order and take photographs as you go.

Entrance and structure. Check the front door, the lock, the frame and the doorbell. Look at walls and ceilings for cracks, damp or uneven plastering. Run a level along walls and floors.

Windows and doors. Open and close every window and door. Look for scratches on glass and frames, check seals, handles, tilt-and-turn mechanisms and blinds. Check that the windows are the model in the specification.

Floors. Walk over every part. Listen for loose boards or hollow tiles. Look along the floor in raking light for scratches and gaps. Check the thresholds between rooms.

Walls and paint. Stand at an angle to the walls and look along them. Mark any marks, drips or patches.

Kitchen and bathroom. Run the taps, flush the toilet, test the drains. Look for leaks under sinks, check the tiles, the silicone joints and the shower fittings. Test the extractor fan.

Electrics. Test every socket and switch. Check that the fuse board is labelled and that the circuit breakers work. Test the intercom, the doorbell and any smart-home equipment included.

Heating and ventilation. Check that radiators or underfloor heating respond, that the thermostat works and that any ventilation unit runs. Ask for the settings and the manuals.

Balcony, terrace and storage. Check drainage, railings and surfaces. Look at the cellar or storage unit and any parking space included in the contract.

Common areas. Check the stairwell, lift, post boxes, bicycle room and the entrance, since you will own a share in them through the owners' association.

Quantities matter too. Compare the floor area measured in the protocol with the area in the contract. If the contract allows a tolerance, check how a difference would be treated in the price.

Recording defects

Czech practice distinguishes defects (vady) from minor unfinished items (drobné nedodělky). Both should go in the protocol, because the protocol is the evidence of what you noticed on the day.

1. List each defect with its location and a short description, for example "scratch on living-room window, left pane".
2. Attach photographs, numbered to match the list.
3. Ask the developer to agree a deadline for repair for each item, in the protocol or an annex.
4. Do not sign a clean protocol if you have a list of defects. If the developer insists, write "taken over with the defects in the attached list" before the signature.

If the flat has serious defects that make it unfit for use, ask your lawyer whether you should refuse the handover. The contract and the Civil Code decide what rights you have, and a lawyer should advise before you decide.

What you collect on the day

• Keys, remote controls, access cards and codes, with a count recorded in the protocol.
• Meter readings for electricity, water, gas and heating, with photographs.
• Manuals and warranty documents for the appliances and systems installed.
• The documents for the building: as-built plans, certificates, the occupancy approval, the energy performance certificate and the owners' association papers.
• Contact details for the developer's service desk and for the owners' association manager.

Transfer the energy, water and internet contracts to your name straight away. Without a contract you may find the supplier billing the developer, or a gap in service.

The warranty clock

The date in the protocol starts the statutory clock. Under the Civil Code a buyer of real estate must raise a hidden defect without undue delay after discovering it, and a court will not uphold the claim if it is first raised more than five years after taking over the flat (as of 2026; check the Civil Code or a lawyer). Defects visible on the day belong in the protocol itself. Any longer contractual guarantee, often shorter for installed appliances, comes from the contract. Our explainer on the new-build warranty covers who owes what.

Defects that appear later must be reported without undue delay, in writing, with a description and photographs. Send them by a method that proves delivery, such as a registered letter or a data box message. Keep a log of every report and reply.

After the handover

Some defects appear only in use: a leak under load, a draught in winter, a heating zone that does not balance. Many buyers do a second inspection after the first winter or the first heating season and send a list. Keep a folder of everything you receive and send.

If the developer is slow to repair, send a written reminder with a deadline, and ask your lawyer about next steps. The Czech Trade Inspection Authority (ČOI) runs out-of-court resolution of consumer disputes, which a buyer can use against a developer that sells to consumers; whether it suits your case is a question for your lawyer (as of 2026; check ČOI).

If the flat is not ready

Sometimes the flat is not fit to take over on the agreed day: work is unfinished, the utilities are not connected, or defects are serious. You are entitled to expect the flat described in the contract. In that case, ask the developer to record in writing that the handover did not take place and why, and agree a new date. Do not accept keys under pressure because a bank deadline or a removals van is booked. Check what the contract says about delay and what it says about your payment of the balance, because some contracts link the final payment to the signed protocol, and you do not want to be forced to choose between a defective flat and a breach.

If you have a mortgage, tell the bank about the delay. The lender's disbursement conditions are often tied to dates and documents, and an early warning is easier to manage than a missed deadline.

Frequently asked questions

Frequently asked questions

Should I refuse to sign if there are defects?

Not necessarily. Usually the better course is to sign a protocol that lists every defect and sets repair dates. If the flat is unfit for use, ask a lawyer before you accept it.

How long does the developer have to repair defects?

The protocol or the contract should set a deadline. If neither does, propose a reasonable one in writing.

Can I bring an inspector?

Yes, and many buyers do. A technical supervisor notices what a layperson misses.

Who pays for the utilities before handover?

Usually the developer until the handover, and you from the date and readings in the protocol. The contract can say otherwise.

A one-page checklist

Before you go, write the following on one page: contract specification, area, number of keys, meter readings, defects list with photographs, repair dates, documents received and the date of the signature. If any line is blank at the end of the meeting, the handover is not complete.

This is a general explainer, not legal, tax or mortgage advice.