Resale Property Inspection in Bangalore
A resale flat has been lived in, repaired and repainted — often just before listing. We establish what condition it is actually in, and what the next five years will cost you. From ₹5,999.
On a resale there is no builder liability and no defect warranty. Whatever you inherit becomes yours the day you register.
What matters on a resale that does not on a new flat
New-build snagging looks for workmanship defects. A resale inspection is about age, wear and what previous owners covered up.
Fresh paint over unfixed problems
Repainting immediately before sale is normal — and it hides damp staining, cracks and previous leak repairs. We thermal-scan and moisture-meter behind the finish rather than trusting it.
Services at end of life
Galvanised supply lines corroding internally, cast iron drainage stacks cracked inside wall chases, and 1990s wiring with no earth leakage protection. We identify what needs replacing and roughly what it costs.
Structural age and movement
Concrete carbonation and rebar corrosion on balcony soffits and beams, settlement cracking, and in older blocks whether the structure has been altered without engineering input.
Sunken slab and terrace waterproofing
The two systems that reliably fail at the 15–20 year mark. Both are expensive to correct after you have done your interiors, and both are invisible on a viewing.
Common areas and the association
Lifts, pumps, STP and terrace condition. Deferred maintenance arrives as a special assessment on you, often shortly after purchase — so it belongs in the price.
Alterations and approvals
Removed walls, enclosed balconies and added floors that never went through sanction. These affect loan approval and resale, and are best known before you commit.
How a pre-purchase inspection works
Book once you shortlist
Ideally before you pay a token advance, while you still have room to negotiate or walk away.
We coordinate access
We deal with the seller or agent directly. A 2BHK takes about 3 hours; a villa 4–5.
Report within 24 hours
Every defect photographed and severity-rated, with an indication of repair cost so you can weigh it against the asking price.
Negotiate from evidence
A dated engineer's report is a far stronger negotiating position than an opinion, and it frequently pays for itself several times over.
There is no builder to fall back on
RERA Section 14(3) makes a builder liable for defects for five years from possession. On a resale purchased from a private seller, that protection does not transfer to you in any practical sense.
This is the difference that matters: on a new flat an inspection moves the cost of defects onto the builder. On a resale it moves them into the negotiation — which is the only chance you get.
Frequently asked questions
Is a resale flat inspection worth it if the flat looks fine?
That is precisely when it is worth it. Flats are cleaned, repaired and repainted before listing, so the visible condition tells you about the preparation rather than the property. The defects that cost real money — waterproofing failure, corroding plumbing, unearthed wiring — are all concealed by design.
When should I inspect — before or after the token advance?
Before, if at all possible. Once an advance is paid your negotiating position weakens considerably and walking away gets expensive. If the seller will not permit inspection before a token, make the token explicitly refundable subject to inspection.
Do you tell me what the repairs will cost?
Yes. Each finding carries a severity rating and an indicative repair cost, so you can total the work and weigh it against the asking price. That total is usually the most useful number in the report.
Will the seller allow an inspection?
In our experience most do, and reluctance is itself informative. We coordinate access directly with the seller or agent, and the inspection is non-invasive — we do not open up finishes or drill anything.
How old does a property have to be before inspection matters?
Any age, but the findings shift. Under five years, we mostly find residual workmanship defects. Between ten and twenty, services start reaching end of life. Beyond twenty, structural condition and full rewiring or replumbing become the significant costs.