This article first appeared in City & Country, The Edge Malaysia Weekly on March 31, 2025 - April 6, 2025

As the real estate market continues to grow, so does the demand for property inspections to identify building defects upon vacant possession. House defect inspection services have grown in popularity in recent years, providing homeowners a sense of security for a small fee.

In November 2024, however, the Construction Industry Development Board (CIDB) withdrew its Quality Guidebook for Homeowners, which was intended to raise awareness among real estate stakeholders about construction quality. The withdrawal was intended to prevent the guidebook from being misinterpreted as a set of specifications for house defects.

“The guidebook was misused by individuals who, claiming to be “professionally trained” house defect inspectors, had attended a short course on the Quality Assessment System for Building Construction Works (Qlassic) and received certification from CIDB,” says accredited building inspector and trainer Anthony Lee.  This course is designed to encourage real estate developers to adopt Qlassic standards in new housing projects.

According to the CIDB, Qlassic is a system designed to measure and evaluate the workmanship quality of building construction based on the Construction Industry Standard (CIS 7:2006). It provides an objective scoring system to compare workmanship quality across different construction projects. The authority emphasises that Qlassic assessments are conducted through site inspections and follow the principles of first-time inspection. Construction works that are rectified after an assessment will not be reassessed, in line with the system’s goal of encouraging contractors to “do things right the first time and every time”.

In a nutshell, the Qlassic assessment course is not meant for individual housing units, but rather to evaluate the overall quality of workmanship in a specific housing development project through random sampling. “The Qlassic standard has been used, however, as a guide to inspect individual units, even though these units may not have been built under Qlassic guidelines, as it was not a compulsory requirement for a Malaysian housing project at the time of writing.

This misuse has led to unnecessary confusion and conflict among homebuyers, developers and the housing tribunal, resulting in the withdrawal of the Quality Guidebook for Homeowners by CIDB,” says Lee. 

While the government and industry stakeholders continue to develop the house defect inspection guidelines and establish a framework for inspector certification and regulation, homeowners can conduct property inspections independently.

Lee compiles a checklist for inspecting a new property.

Architectural elements

When inspecting the architectural aspects of a house, check for visible signs of damage, such as small cracks, discolouration or white stains on the external walls. Ensure that the handrail and glass at the balcony are installed properly if glass is used. Look for any chipped or cracked tiles on the walls and floors. Also, make sure that timber doors and aluminium windows are fitted properly and function well.

For high-rise residential, pay attention to potential water leaks between floors, which can occur because of issues with waterproofing in areas such as swimming pools, flat roofs or elevated gardens. Fire doors in common areas should be inspected to ensure they close properly, and there should be no rainwater entering the lift lobbies.

Lastly, check for any early signs of rust or corrosion on exposed steel elements.

Civil and structural engineering elements

In terms of civil and structural elements, check for any water leakage that might persist even after repairs, such as polyurethane injection grouting that is used to seal cracks and stop water leakage, particularly around the window frame. Water seepage through water tanks and concrete slabs should also be closely monitored.

Inspect the construction joints carefully for any signs of water leakage. This is particularly relevant for landed homes, especially those with outdoor concrete flooring or slabs. Pay close attention to the visible joints, where slabs meet, or where the column connects with the floor or awning. Should you spot any water stains or damp marks along the joints, it may suggest that the seal was not properly executed, allowing moisture to seep through.

It is crucial to look for shrinkage cracks in concrete, which can compromise the integrity of the structure. Lastly, ensure that roads and drainage systems are properly graded to prevent stagnant water.

Other elements

Inspect all plumbing fixtures for any cracks or leaks and test the water pressure in both hot and cold taps. Partially fill the bath or laundry tubs and check whether the water drains efficiently. Be alert for musty odours, as these could indicate roof leaks, insufficient insulation and potential issues with indoor air quality over time. Check all light switches and power outlets with a tester to ensure they are properly wired, and watch for any signs of burn marks around switch fittings and fuses.

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