Most new homeowners do a walk-through, spot a few scratches, and move on. What they miss isn't visible — and that's exactly what costs them later.
This defect checklist is drawn from 2,000+ inspections across Johor Bahru. It covers what a trained inspector finds that you won't — and what happens when it goes undocumented before your DLP expires.
- A typical new home in JB has 30–80 documented defects. Most are cosmetic, but 10–20% involve waterproofing or structural issues that cost thousands out-of-pocket.
- The most expensive defects — hollow tiles, moisture in walls, waterproofing failures — show no visible signs until it is too late.
- The Defect Liability Period is 24 months from key collection. After that, all repair costs come out of your own pocket.
- A professional inspection typically uncovers 3–5× more defects than a DIY walkthrough.
The Defect Checklist: What Gets Inspected in Every JB Home
A professional inspection covers every room, every surface, every fitting — with photos your developer cannot dispute. Here is what gets checked.
Bedrooms
- Uneven or patchy wall and ceiling surface
- Painting defects — chipped layers, uneven coverage, colour inconsistencies
- Cracked walls and ceilings
- Moisture and damp patches behind wall surfaces
- Suspected water leaking from ceiling above
Moisture in walls is one of the most commonly missed defects — it has no visible signs until mould or staining appears months later.
- Window frame gaps, dents, and seal integrity
- Stained, scratched, and hollow floor tiles
- Unfilled tile grout gaps
Bathrooms
Bathrooms are the highest-risk area in any new home. Most water leaks into the unit below originate here — and they only become visible after renovation has sealed everything over. This is why professional defect inspection includes dedicated waterproofing tests, not just a visual check.
- Uneven wall surfaces and painting
- Cracked, stained, and scratched tiles
- Silicone gaps at basin, shower tray, and pipe fittings
- Door frame condition, lock function, and sharp tile edges
Waterproofing failures in bathrooms are the leading cause of major out-of-pocket repairs in JB new builds. They are undetectable without a ponding test.
EC Malaysia runs a ponding test on every bathroom, paired with professional detection equipment — conclusive results before your renovation covers anything up.
Book an Inspection →Living Room, Kitchen & Common Areas
- Hollow tiles throughout open-plan areas
- Stained, scratched, and cracked floor tiles
- Unfilled tile grout gaps
- Uneven ceiling painting and surface finish
- Misaligned door installation and door frames
- Uneven door painting and surface finish
- Staircase wall cracks and tile condition
Car Porch & Exterior
- Cracked, unaligned, and uneven exterior walls
- Hollow floor tiles — more critical outdoors due to thermal expansion
- Water standing areas (poor floor drainage gradient)
- Stained and damaged mailbox, doorbell, and door frames
Water standing in the car porch is a structural defect — poor gradient means water flows toward the house during heavy rain.
Roof (Landed & Top-Floor Units)
- Cracked and dented roof tiles
- Blocked gutters with mosses and debris
- Water tank area condition and moss growth
Roof tile damage before monsoon season is a critical defect. In JB's heavy rainfall, one cracked tile is all it takes for water to penetrate.
The Defects Most Homeowners Miss
A homeowner in Eco Botanic did their own walk-through and found 12 defects — mostly scratches and paint misses. EC Malaysia found 54. The difference: hollow tiles across multiple rooms, moisture trapped behind the bathroom wall, and a waterproofing failure that only appeared during the ponding test. All 54 were submitted to the developer and rectified before the DLP expired.
The most expensive defects have one thing in common — you cannot see them. Here is what a professional finds that a DIY walkthrough never will:
| Defect | Visible to you? | How we find it |
|---|---|---|
| Hollow tiles | No | Tap test — every tile across the unit |
| Moisture inside wall | No | Thermal imaging camera |
| Bathroom waterproofing failure | Not visible | Ponding test + professional detection equipment |
| Water seepage from ceiling | Not before staining | Thermal imaging detects early |
| Roof tile damage | Not accessible | Drone / roof access inspection |
Two Tests That Change What Your Developer Has to Fix
Horizontal Line Inspection
An uneven floor cracks tiles during renovation. It causes drainage pooling in bathrooms. It makes built-in furniture difficult to fit. And it costs your developer almost nothing to fix now — but costs you significantly more to work around during renovation. We measure every bedroom floor and wet area with a calibrated spirit level and document every deviation, so the developer fixes it before you start renovating.
Ponding Test
We conduct a ponding test on every bathroom, paired with professional waterproofing detection equipment — conclusive results, no lengthy wait. If a failure is found, we document it before renovation seals it over. Waterproofing rectification after renovation costs 5–10× more, because everything has to come out first. Catch it now, and your developer pays for it.
Both tests come standard with every EC Malaysia inspection — no add-ons, no surprises. Full photo report delivered in 4–6 working days. Learn about the full inspection process →
WhatsApp for a Quote →New to defect inspection? Read the full guide: Defect Inspection in Johor Bahru — What It Covers, How It Works, and When to Book.
Frequently Asked Questions
What is a hollow tile and why does it matter?
A hollow tile has separated from the adhesive beneath it. It will crack under foot traffic or thermal expansion. After renovation it costs significantly more to replace because it is typically under furniture or cabinetry.
How many defects does a typical new home in JB have?
Based on our inspections, a typical unit has 30–80 documented defects. Most are cosmetic. But 10–20% are waterproofing or structural issues — water leaks, hollow tiles, moisture in walls — that are expensive to fix once the DLP expires.
What is a ponding test?
EC Malaysia conducts a ponding test combined with professional waterproofing detection equipment — giving conclusive results without the long wait of traditional methods. It confirms waterproofing integrity before renovation covers any failure.
How long does an inspection take?
Typically 2 to 3 hours for a standard residential unit. The photo-documented report is delivered within 4–6 working days.
Do you serve my area in Johor Bahru?
We are based in Kulai and serve all JB townships including Iskandar Puteri, Bukit Indah, Skudai, Nusajaya, Kempas, Tampoi, Tebrau, and Gelang Patah. WhatsApp us to confirm.
Your developer has their checklist. Now you need yours.
EC Malaysia covers every room with calibrated equipment and delivers a photo-documented report your developer cannot dispute. 2,000+ homes inspected across Johor Bahru. Developer submission included.
+60 17-870 0983 · Based in Kulai · Serving all of Johor Bahru