What Happens After You Submit Defects to the Developer in Malaysia?

Submitted your new house defect list to the developer? Learn what happens next, how rectification works, what records to keep, how to check repaired defects and what to do when issues remain unresolved.

By TAJ Tasneem Enterprise · Inspection Guide · 2026-09-10

You have inspected your new house, prepared the photographs and submitted the defect list to the developer. What happens next?

For many Malaysian homeowners, this is the stage where the defect process becomes less clear.

You may receive an acknowledgement, a contractor may call for access, some defects may be repaired while others remain untouched, or the developer may mark an item as completed even though you are not satisfied with the rectification.

Submitting the defect list is therefore not necessarily the end of the process. It is the beginning of the developer defect rectification process.

This guide explains what homeowners can generally expect after submitting property defects, how to organise rectification records, how to check repaired items and what to consider when defects remain unresolved.

If you have not prepared your defect list yet, start with our New House Defect Checklist Malaysia and our guide to common defects in new houses in Malaysia.

What Happens After You Submit a Defect List?

The exact procedure differs between developers and projects, but the process commonly looks something like this:

You submit the defect list through the developer's required channel.
The submission is recorded or acknowledged.
The developer or appointed contractor reviews the reported items.
Access to the property may be arranged.
The defects may be inspected or verified on site.
Accepted defects are scheduled for rectification.
Repair or rectification work is carried out.
The owner is informed that work has been completed.
The property is checked again.
Completed and outstanding defects are recorded.

Some developers manage the process using a mobile application or online portal, while others use forms, email, customer-service counters or a combination of methods.

Whatever system is used, homeowners should maintain their own independent record rather than relying entirely on the developer's system.

Step 1: Keep Proof That the Defects Were Submitted

The first thing to do after submitting your defect list is make sure you have evidence of the submission.

This can include:

Email sent confirmation
Developer acknowledgement email
Portal submission number
Defect ticket number
Application screenshot
Stamped copy of a physical form
Customer-service acknowledgement
Courier or delivery record where relevant

Do not rely only on a telephone conversation or verbal assurance that "the defects have been recorded".

A dated record makes it much easier to establish what was reported, when it was reported and which defects formed part of the original submission.

Create a Defect Submission Folder

Keep everything relating to the property in one folder.

A simple structure might be:

01 - Vacant Possession Documents
02 - Original Property Photos
03 - Defect Inspection Report
04 - Developer Submission
05 - Developer Replies
06 - Rectification Appointments
07 - After-Repair Photos
08 - Outstanding Defects

This may seem unnecessary when you have only just submitted the first report, but organised documentation becomes much more useful if rectification continues for several weeks or months.

Step 2: Record the Developer's Acknowledgement or Reference Number

If the developer provides a defect case number, ticket number or reference number, save it.

Where possible, connect that reference to your own defect numbering system.

For example:

Your Reference	Location	Developer Reference	Status
LR-01	Living room floor	DEF-1028	Submitted
BA1-02	Bathroom 1 floor	DEF-1029	Submitted
BR2-03	Bedroom 2 wall	DEF-1030	Submitted

This helps prevent confusion when the developer uses different numbering from your inspection report.

Step 3: The Developer May Inspect the Reported Defects

After receiving your submission, the developer, customer-service team, main contractor or appointed subcontractor may need to inspect the reported items.

This is sometimes called:

Defect verification
Joint inspection
Defect assessment
Site inspection
Rectification inspection

The terminology differs between developments.

During this visit, the representative may:

Locate the defect
Compare it with your submission
Take photographs
Mark the affected area
Discuss the issue with the contractor
Determine what rectification work is required
Record the item for follow-up

Be Present If Possible

Where practical, attending the defect verification can be useful because you can show the exact location of less obvious defects.

For example, a photograph showing a hollow-sounding tile or intermittent leak may not tell a contractor exactly where the issue was observed.

If you cannot attend, make sure your report contains clear room names, locations, photographs and descriptions.

Step 4: Some Defects May Be Accepted, Rejected or Queried

Not every submitted item will necessarily move directly to repair.

The developer may:

Accept the defect for rectification
Request another inspection
Ask for more information
State that an item is within an acceptable condition
State that the issue was caused by renovation or subsequent work
State that the item does not form part of the developer's scope
Dispute the nature or cause of the defect

If there is disagreement, avoid turning the discussion into an argument about assumptions.

Return to the evidence:

What was observed?
Where was it located?
When was it first recorded?
What do the photographs show?
Was the condition present before renovation?
What do the relevant property documents state?

A clear inspection report can make this conversation more factual and easier to review.

Step 5: Rectification Work Is Scheduled

Once defects are accepted for repair, the developer may arrange access for its contractor or subcontractors.

Depending on the defect, different trades may be involved.

Examples include:

Tiling contractor
Plumbing contractor
Waterproofing contractor
Painting contractor
Door or window installer
Electrical contractor
Roofing contractor
General building contractor

This means rectification may not necessarily happen during a single visit.

A property with several different defect types can require multiple appointments.

How Long Does the Developer Have to Rectify Defects?

For residential properties governed by the applicable prescribed housing Sale and Purchase Agreement, the DLP provisions generally require qualifying defects notified in writing to be repaired and made good by the developer within the period stated in that agreement.

Under commonly used prescribed Malaysian housing SPAs, this period is generally 30 days after the developer receives written notice of the defect.

However, homeowners should not assume that the same clause automatically applies to every property transaction.

Your rights and timelines can depend on:

The type of property
The Sale and Purchase Agreement
Whether the prescribed housing SPA applies
The date and circumstances of Vacant Possession
The nature of the reported defect
Other relevant contractual or legal circumstances

Always refer to your own SPA and applicable documents when determining formal deadlines.

You can read our Defect Liability Period Malaysia guide for further background.

Step 6: Record Who Enters the Property and What Work Is Done

If contractors are entering the property for rectification, keep a simple access record.

You can note:

Date
Contractor or trade
Defect being repaired
Approximate work carried out
Areas accessed
Whether work was completed

You do not need to create complicated paperwork. A simple note on your phone can be enough.

The purpose is to avoid situations several weeks later where nobody remembers which contractor repaired which defect.

Take Photos Before Rectification Starts

Do not remove your original evidence just because repair work has begun.

Before the contractor starts, keep photographs showing:

The original defect
The surrounding area
The condition before work
Any defect markings or labels

If practical, photograph the area again after rectification.

This gives you a useful:

Before repair → after repair

comparison.

Step 7: Check the Property After Rectification

One of the most important parts of the process happens after the contractor says the defect has been repaired.

Do not assume that "work completed" automatically means "defect resolved".

Check the repaired area against the original defect record.

Ask Three Questions

Has the original visible defect been addressed?
Does the repaired component now function as expected?
Has the repair created any new damage or finishing issue?

For example, replacing a defective tile may resolve the original issue but leave damaged grout or poor finishing around the repaired area.

Similarly, repainting a water-stained ceiling may improve the appearance without necessarily proving that the original source of moisture has been eliminated.

Do Not Check Only Whether the Area Looks Better

Rectification quality should not be judged only by appearance.

Where applicable, consider the original defect type.

Original Defect	What to Recheck
Hollow-sounding tile	Whether the identified area has been repaired and the surrounding finish remains satisfactory
Door misalignment	Opening, closing, locking, alignment and surrounding finishing
Window problem	Opening, closing, locking, alignment, sealing and surrounding finish
Water leakage	Whether the symptom returns under relevant conditions and whether the affected finish remains dry
Poor drainage	Whether water now flows appropriately towards the intended drainage point
Plumbing leak	Whether leakage remains after the fitting or connection is used
Wall crack	Whether the repair is complete and whether cracking reappears over time
Paint defect	Coverage, colour consistency and finishing around the repaired area

Step 8: Separate Rectified and Outstanding Defects

Once repairs have been checked, update your defect list.

A simple status system can work well:

Rectified - defect appears resolved
Partially rectified - some work completed but issue remains
Not rectified - original issue remains
Unable to verify - further testing or conditions are required
New issue after rectification - repair work appears to have created another defect

This is much clearer than maintaining one long defect list without showing what has happened to each item.

Example Rectification Tracking Table

Defect	Original Condition	Rectification	Recheck Result	Status
LR-01	Hollow-sounding floor tile	Tile replaced	Area rechecked	Rectified
BA1-02	Water ponding near floor trap	Floor finishing adjusted	Water still remains at one corner	Partially rectified
BR2-03	Wall crack beside window	Patched and repainted	Crack no longer visible at time of check	Monitor
KT-04	Leak below sink	Pipe fitting tightened	No visible leakage after testing	Rectified

Keep the status descriptions factual. Avoid stating that a concealed technical cause has definitely been solved unless it has actually been established.

What Does "Partially Rectified" Mean?

A defect is partially rectified when work has been carried out but the original problem has not been fully resolved.

Examples might include:

A wall is patched but cracking remains nearby
A leaking area is repainted but moisture is still present
Several hollow tiles are replaced but other originally identified areas remain
A door is adjusted but still cannot lock smoothly
Drainage improves but significant ponding remains

Record exactly what changed and what remains.

A phrase such as:

"Rectification unsuccessful"

may be less useful than:

"Door adjusted by contractor on 15 September. Door now closes but latch still does not engage without additional force."

What Is a Joint Inspection After Rectification?

Some developers arrange a joint inspection involving the homeowner and developer or contractor after repair work.

The purpose is generally to review the repaired items and determine whether they can be considered completed.

During a joint inspection:

Bring the original defect list
Bring original photographs
Check each defect one by one
Record which items are completed
Record which items remain outstanding
Photograph unresolved areas
Keep a copy of any document you sign

Do not rely solely on memory when checking a large defect list.

Should You Sign Off a Defect as Completed?

If the developer asks you to acknowledge completion, first make sure you understand what you are confirming.

Check the actual defect against the original record before marking it as completed.

If an item has not been fully resolved, describe the remaining issue clearly rather than simply approving or rejecting everything without explanation.

If you are uncertain about the legal effect of any document the developer asks you to sign, obtain appropriate legal advice.

Why Re-Inspection Can Be Useful

A defect re-inspection or follow-up inspection compares the repaired property with the original defect findings.

This can be particularly useful when:

The original defect list was extensive
Several different contractors carried out repairs
Water leakage or dampness was involved
Tile defects were repaired
Doors or windows required adjustment
There is disagreement about whether a defect has been fixed
The homeowner wants an updated technical record

A follow-up inspection is not intended simply to find fault with repair work.

Its purpose is to answer a practical question:

What has been rectified, what remains unresolved and what requires further attention?

TAJ Tasneem's New Home Defect Inspection service includes follow-up inspection support where appropriate to the selected inspection scope.

Rectification Can Sometimes Create New Defects

Repair work itself can affect surrounding finishes.

After rectification, check for new issues such as:

Damaged adjacent tiles
Scratched surfaces
Poor patching
Uneven paint colour
Rough plaster finishing
Damaged skirting
Sealant gaps
Debris or blocked drainage
Loose fittings after reinstatement

Record these separately rather than changing the description of the original defect.

Be Careful With Water Leakage Rectification

Water-related defects can be particularly difficult to assess immediately after repair.

A contractor may:

Patch a surface
Apply sealant
Repair a pipe connection
Carry out waterproofing work
Replace damaged finishes
Repaint a stained area

But the key question is whether the original source of unwanted moisture has actually been addressed.

A freshly painted surface may look perfect while still being too early to determine whether leakage will recur.

Depending on the type of defect, verification may require:

Use of the relevant plumbing fixture
Appropriate drainage testing
Observation over time
Rainfall for weather-related leakage
Moisture assessment
Further specialist investigation

Do not deliberately create uncontrolled flooding or carry out invasive testing without suitable expertise.

Keep the Original Defect List Even After Repairs

Do not delete defects from your records simply because they appear repaired.

Instead, change their status.

Your final record should show the history:

Detected → Submitted → Rectification → Rechecked → Closed or Outstanding

This creates a much clearer evidence trail than keeping only the latest version.

What Records Should You Keep During Rectification?

Keep as much of the following as applies to your case:

Vacant Possession notice
Original property photographs
Original inspection report
Defect submission form
Submission acknowledgement
Developer ticket or reference numbers
Email correspondence
Relevant messages
Contractor appointment dates
Access records
Before-repair photographs
After-repair photographs
Updated defect status
Re-inspection findings
Outstanding defect list

Keep the original files wherever possible rather than relying only on screenshots that may lose useful context.

What If the Developer Says the Defect Is Already Fixed?

If the developer's system shows an item as completed but you believe the defect remains, check the item again and document the current condition.

For example:

Original: Water leakage below kitchen sink.

Developer status: Completed.

Recheck: Water droplets still appear at pipe connection after tap is operated.

This is more useful than simply replying:

"Not fixed."

Provide updated photographs or video where appropriate and follow the developer's procedure for reopening or resubmitting the item.

What If Only Some Defects Are Fixed?

This is a common situation when a property has defects involving different trades.

Do not resubmit the entire original report without showing what has changed.

Instead, create an outstanding defect list.

For example:

12 defects rectified
4 defects partially rectified
3 defects not rectified
1 defect requires further verification

Then list only the items still requiring action while keeping the full original report as your historical record.

What Is an Outstanding Defect List?

An outstanding defect list is an updated record showing defects that remain unresolved after the developer has carried out some rectification work.

For each item, include:

Original defect reference
Location
Original observation
Rectification carried out
Current condition
New photograph
Date checked

This helps everyone focus on what still requires attention instead of repeatedly reviewing already-completed items.

What If the Same Defect Comes Back?

Some defects can reappear after an initial repair.

Examples may include:

A crack returning after patching
A leak returning after sealing
Paint bubbling again after repainting
A door becoming misaligned again
Dampness returning after the surface dries

If this happens:

Refer to the original defect number.
Take new photographs.
Record the date the problem reappeared.
Keep the previous repair information.
Notify the developer through the applicable process.

A recurring defect may justify further investigation into the underlying cause rather than repeated cosmetic repair.

What If the Developer Does Not Respond?

If you have submitted defects and receive no meaningful response, start by checking that your submission was actually received.

Confirm:

The correct submission channel was used
You have an acknowledgement or reference number
Your contact details are correct
The developer has not requested additional information
Your communication has been recorded in writing

Follow up using the developer's formal customer-service or defect-management channel.

If the matter continues without resolution, the appropriate next step depends on your applicable SPA, DLP, property type and circumstances.

Our separate guide explains what homeowners can consider when a developer is not fixing reported defects.

What If the Developer Rejects the Defect?

A rejected defect does not automatically mean that either party is necessarily correct.

There may be disagreement about:

The nature of the condition
Whether it is defective workmanship
Whether it was caused by renovation
Whether the item forms part of the purchased property
Whether the condition is within the applicable defect scope
Whether the issue relates to common property
The technical cause of the defect

Where the issue is important, obtain clearer technical documentation or appropriate specialist assessment.

Focus on evidence rather than exaggeration.

What If the DLP Is Getting Close to Expiry?

Do not wait until the last moment to organise unresolved defect records.

If your applicable Defect Liability Period is approaching its end:

Review your original defect report
Check the status of every submitted defect
Identify unresolved items
Photograph their current condition
Keep all submission acknowledgements
Review your SPA and applicable DLP dates
Follow up in writing where necessary
Obtain appropriate professional advice if a dispute remains

Do not assume your DLP expiry date from memory. Check your actual Sale and Purchase Agreement, VP documents and other applicable records.

For further information, see our guide to the Defect Liability Period in Malaysia.

When Should You Consider Further Technical Documentation?

Additional technical documentation may become useful where:

Important defects remain unresolved
The developer disputes the condition
Repeated rectification has not solved the problem
There is significant leakage or dampness
The defect has returned
The owner and developer disagree about repair quality
The matter is moving towards a formal dispute

The purpose of technical documentation is to make the evidence clearer.

It may include:

Defect location
Photographs
Observations
Measurements where appropriate
Chronology of previous rectification
Outstanding defect status

When Does Tribunal-Related Documentation Become Relevant?

Most defect matters should begin with proper reporting and developer rectification follow-up.

However, some disputes remain unresolved.

Where a homeowner is considering a formal claim, the available forum, eligibility requirements, time limits and type of evidence required depend on the nature of the property, agreement and dispute.

TAJ Tasneem is not a law firm and does not determine whether a homeowner has a successful legal claim.

Where technical defect documentation is relevant to the next stage, you can review our Tribunal Claim Support and Defect Inspection Documentation service.

If legal rights, deadlines or claim eligibility are unclear, obtain advice from an appropriately qualified legal professional or refer to the relevant official authority.

The Complete New Home Defect Journey

For most new homeowners, defect management can be thought of as a sequence:

Vacant Possession - receive the property and establish the original condition.
Defect inspection - inspect the property systematically.
Defect documentation - record findings with locations and photographs.
Developer submission - submit defects through the applicable process.
Defect verification - developer or contractor reviews the reported issues.
Rectification - repair work is carried out.
Re-inspection - repaired defects are checked again.
Outstanding defect tracking - unresolved items remain documented.
Further action where necessary - technical or legal guidance may be considered if a dispute remains.

If you are at an earlier stage of the process, these guides can help:

Frequently Asked Questions About Developer Defect Rectification in Malaysia

What happens after I submit my house defects to the developer?

The developer will generally record the submission, review the reported defects and arrange inspection or rectification where applicable. Contractors may require access to the property, and the homeowner should keep track of which defects are accepted, repaired or still outstanding.

How do I know whether the developer received my defect list?

Keep an acknowledgement such as an email, portal confirmation, ticket number, stamped defect form or other dated record showing that your submission was received.

If you receive no confirmation, contact the developer and verify the submission through its official defect-reporting channel.

How long does a developer have to repair defects in Malaysia?

For properties governed by commonly used prescribed Malaysian housing SPAs, qualifying defects notified in writing are generally required to be repaired within 30 days after the developer receives the written notice.

However, the applicable clause and procedure depend on your own Sale and Purchase Agreement, property and circumstances, so homeowners should verify their documents rather than applying a generic deadline to every property.

Does the 30-day period apply to every property in Malaysia?

No. Different contractual arrangements can apply to different property transactions. The prescribed housing SPA framework may not apply in exactly the same way to every property, particularly where the transaction falls outside that framework.

Check your own SPA and obtain appropriate advice if you are uncertain about the applicable obligations or deadlines.

Can the developer inspect the defects before repairing them?

Yes. The developer or appointed contractor may need to locate, verify or assess a reported defect before determining the rectification work required.

Clear defect descriptions, room references and photographs can make this process easier.

Should I allow the developer's contractor into my property?

Access may be required for the developer to inspect or rectify reported defects. Follow the developer or management office access procedure and keep a record of appointments where practical.

If you have specific concerns about access conditions or contractual obligations, clarify them with the relevant party.

What is defect rectification?

Defect rectification refers to work carried out to repair or make good an identified defect, fault or workmanship issue.

The type of work depends on the defect. It may involve replacing tiles, repairing plumbing, adjusting doors, treating leakage sources, repairing finishes or other appropriate work.

What is a rectification inspection?

A rectification inspection is a check of the property during or after repair work to determine the condition of previously reported defects.

It may involve reviewing completed work, identifying unresolved items and recording defects that require further attention.

What is a defect re-inspection?

A defect re-inspection is a follow-up inspection comparing previously reported defects with their current condition after the developer or contractor has carried out rectification.

The aim is to determine which items appear rectified, which remain outstanding and which require further assessment.

Should I inspect the house again after the developer repairs it?

Where practical, yes. Rechecking allows you to compare the repaired condition with the original defect photographs and descriptions instead of assuming that every item marked completed has been fully resolved.

What if only some of my defects are repaired?

Create an updated outstanding defect list showing which items have been completed, which are partially repaired and which have not been rectified.

Keep the original report rather than replacing it, because the original establishes the history of the defects.

What if the developer marks a defect as completed but it is still there?

Photograph the current condition, refer to the original defect reference and describe clearly what remains unresolved.

Follow the developer's procedure for reopening, rejecting closure or resubmitting the item where such a procedure is available.

What if a defect comes back after being repaired?

Record the date it reappeared, take new photographs and retain details of the previous rectification.

A recurring defect may require further investigation rather than repeated cosmetic treatment.

Can rectification work cause new defects?

Yes. Repair work can occasionally damage surrounding finishes or introduce new workmanship issues.

Check adjacent tiles, paint, plaster, sealant, skirting, fittings and other areas after rectification and record new damage separately.

Should I keep before-and-after photos?

Yes. Before-and-after photographs can provide a useful visual history of the original defect, the rectification work and the condition after repair.

What records should I keep during the defect rectification process?

Keep your original defect report, photographs, submission acknowledgement, reference numbers, developer correspondence, appointment records, before-and-after photos, updated defect status and any re-inspection records.

What should I do if the developer rejects my defect?

Keep the rejection or response in writing where possible and return to the evidence: the location, original condition, photographs, inspection observations and applicable property documents.

If the issue is significant or technically disputed, further professional assessment may be useful.

What should I do if the developer does not respond to my defect complaint?

First verify that the defect submission was properly received and follow up through the developer's official channel.

If the matter remains unresolved, review your SPA, DLP timeline and available options. Our guide on developers not fixing property defects in Malaysia explains the next stage in more detail.

Can I repair the defect myself and claim the cost from the developer?

Certain prescribed housing SPAs contain a specific procedure that may allow a purchaser to arrange rectification and seek recovery of eligible costs after the developer fails to act within the contractual process.

Do not begin your own repair work based only on a general online summary. The procedure can require additional written notice and other steps. Review the exact wording of your SPA and obtain legal advice where necessary before relying on this mechanism.

Can an inspection report help if the developer disputes the defects?

A structured inspection report can help organise the evidence by showing defect locations, photographs, observations and relevant measurements where applicable.

It does not guarantee that the developer will accept every item or that a legal claim will succeed, but it can make the technical condition easier to understand and review.

Can TAJ Tasneem inspect the house again after developer rectification?

Follow-up inspection support is available where applicable to the selected inspection scope. A re-inspection can help identify which previously documented defects appear rectified and which still require attention.

Contact TAJ Tasneem with your property details, original inspection information and current rectification status to discuss the suitable inspection scope.

After Defect Submission: Final Takeaway

The most important mistake to avoid is thinking that your work is finished the moment you press "Submit".

A well-managed developer defect rectification process should involve:

Proof of submission
Clear defect references
Developer acknowledgement
Rectification tracking
Before-and-after evidence
Rechecking repaired defects
Recording partially rectified items
Maintaining an outstanding defect list
Keeping communication in an organised evidence trail

The principle is simple:

Document the defect. Submit it clearly. Track the rectification. Recheck the repair. Keep the evidence.

This gives you a much clearer picture of which defects have genuinely been dealt with and which still require attention.

Need Help Checking Developer Rectification Work?

If you have already submitted your defect report and the developer has started or completed rectification work, TAJ Tasneem can help you review the current condition of the property where a follow-up inspection is appropriate.

A structured inspection can help compare previous findings with the repaired condition, identify outstanding defects and organise clearer technical documentation for further developer communication.

View our New Home Defect Inspection and follow-up inspection information or contact TAJ Tasneem to discuss your property and request a quotation.

If the developer is delaying, rejecting or repeatedly failing to resolve significant defects, read our Developer Not Fixing Defects in Malaysia guide.

Where the matter has progressed towards a formal property defect dispute and you require organised technical evidence, review our Tribunal Claim Support service.

For general questions about inspections, reports and the defect process, visit our Home Defect Inspection FAQ.

Important: This article provides general information about property defect submission and rectification for Malaysian homeowners. The applicable DLP, repair obligations, notice procedures and dispute options depend on the property, Sale and Purchase Agreement, statutory framework and individual circumstances. TAJ Tasneem provides property inspection and technical defect documentation services and is not a law firm. Obtain appropriate legal advice where contractual rights, deadlines, cost recovery or formal claims are involved.