A new-build apartment without finishing: how to accept it from the developer and start renovating
The keys to a flat in a new building mark the start of the renovation, not the end. Here is what to check at handover, how to record defects and in what order to do the finishing.
Contents
What “without finishing” means
There is no single standard. For one developer “without finishing” means bare concrete walls and slabs; for another it means plastered walls, a floor screed and electrical wiring. What exactly the developer must deliver is set out in your contract and its annexes: the technical description of the apartment, the floor plan and the list of works. Check against these documents, not the sales brochure.
Handover: what to check
Bring the contract with its annexes, the floor plan, a tape measure, a spirit level, a torch and a charged phone for photos. If you can, invite an independent builder or engineer: they will spot what a non-specialist misses.
- Floor area and layout match the contract
- Walls and ceilings: cracks, noticeable deviations from level
- Floor screed, if any: cracks and hollow spots (tap it)
- Windows and balcony door: open and close properly, no draughts, glazing units and seals intact
- Front door and locks
- Electrics: the panel, number and position of points as per the design
- Water and sewage: outlets, caps, no signs of leaks
- Heating and gas — if the contract says they are connected
- Ventilation: is there draught in the kitchen and bathroom ducts
- Meters and their readings on the day of handover
How to record defects
Write every remark into the handover certificate or a separate list of defects signed by both parties. The logic of Armenia’s Civil Code is that defects visible during a normal inspection but not recorded at handover are hard to prove later. So write everything down, even small things.
Find out the warranty period separately — it should be stated in the contract. If a sale contract sets no warranty period, the Civil Code allows the buyer to claim for defects discovered within a reasonable time, and within no less than two years after handover. Ask a lawyer or notary which rules apply to your particular contract with the developer.
Documents
Once the building is commissioned, ownership is registered with the Cadastre. Don’t put registration off until after the renovation: until your title is registered you cannot fully dispose of the apartment — sell it, gift it or mortgage it. More on registration in the Documents and Cadastre section.
Where to start the renovation
Interior finishing inside an apartment needs no construction permit. But don’t rush into expensive finishes: in the first months a new building may show cracks from drying and settlement — better they appear before the tiles and wallpaper go on.
- Design: furniture layout, sockets, lighting, plumbing
- Rough works: partitions (non-load-bearing only and according to the plan), wiring, plumbing
- Plaster and screed, if the developer did not do them
- Windows and reveals, if you need replacement or insulation (in Yerevan changes to external windows are approved by the municipality)
- Finishing: tiles, floors, paint
- Kitchen, furniture, light fittings
Remember: the building’s load-bearing structures are the common property of all owners. They must not be weakened, even if a column really gets in the way of your future kitchen. And agree on rules with the neighbours: in a new building almost everyone renovates at the same time, and shared rules on noisy hours benefit everyone.
Key points
- “Without finishing” means whatever your contract and its annexes say
- Go to the handover with the plan, tools and ideally a specialist
- Record every defect in the certificate or a written list with photos
- Find out the warranty period and don’t delay Cadastre registration
- Leave load-bearing structures alone and start the renovation with a design
