Most buyers think the difficult part ends when the purchase contract has been signed.
In reality, one of the most important stages takes place just before ownership changes hands. The final inspection and handover confirm that the property is in the agreed condition, everything included in the sale is still there and the legal handover can be completed properly.
"The handover isn't just about collecting the keys," said Alex Markus, Chief Executive of City-Lets Ltd. "It's the buyer's last opportunity to confirm they're receiving exactly what they agreed to purchase."
1. The Final Inspection Is About Changes, Not First Impressions
The final inspection is not another viewing.
Its purpose is to confirm that the property is in the same condition as when you agreed to buy it.
Walk through every room and check for any new damage. Confirm that agreed repairs have been completed, the property has been emptied if vacant possession was agreed and nothing has been removed that forms part of the sale.
2. Confirm Everything Included in the Sale Is Still There
Disagreements often arise over fixtures and fittings rather than the property itself.
Built-in wardrobes, kitchen cabinets, light fittings, blinds, curtain rails, air-conditioning units and any appliances included in the contract should still be in place unless different arrangements were agreed in writing.
If an item formed part of the purchase, confirm it is still there before accepting the handover.
3. Test the Home Before You Accept the Keys
This is the easiest time to identify problems.
Turn on the lights. Test electrical sockets. Run the hot and cold taps. Flush every toilet. Check the heating, air-conditioning and extractor fans. Open and close windows, shutters and internal doors.
Problems discovered before the handover are generally much easier to resolve than those found after ownership has changed.
4. Record Every Meter Reading
Before the keys are handed over, record every utility meter.
This will normally include the electricity, gas and water meters. Record both the meter readings and the meter serial numbers, then take clear photographs of each meter.
These records form the basis for transferring utility accounts and help prevent later disputes over consumption.
5. Complete the Handover Report Properly
In Hungary, buyers and sellers normally sign a birtokbaadási jegyzőkönyv when the property is handed over.
Before signing, check that it records:
- the date and time of handover
- the property address
- electricity, gas and water meter readings together with the meter serial numbers
- the number of keys, remotes and access cards handed over
- any warranties, manuals and other documents provided
- any furniture or appliances included in the sale
- any defects or issues identified during the inspection
If something is missing, damaged or different from what was agreed, record it in the handover report rather than relying on a verbal promise.
6. Ask for the Nullás Igazolások
Before the transaction is completed, ask the seller to provide nullás igazolások confirming there are no outstanding debts attached to the property.
These may include confirmation that common costs have been paid in full together with statements showing that electricity, gas, water and other utility accounts have been settled.
"The purchase price is only one part of the transaction," Markus said. "Buyers should also make sure they aren't inheriting someone else's unpaid bills."
7. Transfer the Utilities Promptly
Once the handover report has been signed, begin transferring the utility accounts into the new owner's name. In most cases, this process should be started within 15 days of the handover.
Use the signed birtokbaadási jegyzőkönyv and the recorded meter readings when contacting the utility providers.
Collecting the keys marks the end of the purchase, but it is also the point where careful record-keeping matters most. A thorough final inspection, a properly completed handover report and the correct supporting documents can prevent disputes long after the sale has been completed.