How to Properly Inspect an Apartment from a Developer in Batumi: A Professional Checklist from Engineers and Realtors

Accepting an apartment in Batumi is a crucial step before starting renovations or moving in. At first glance, the process seems simple: you arrive, take a look, and sign the handover document. However, in practice, this is exactly when construction mistakes, hidden defects, and inconsistencies reveal themselves — issues that can turn into major expenses after the paperwork is signed. While many developers in Georgia try to follow construction standards, the market remains uneven: excellent projects exist alongside buildings where materials or engineering systems were clearly economized.

Inspecting an apartment from the developer is not a formality but an essential protection measure. A thorough inspection helps you avoid paying for repairs out of pocket, long disputes with the developer, and unexpected problems during operation.

Additionally, Georgia does not have strict regulations governing finishing standards, and the level of quality control differs from Europe. For this reason, responsibility for a proper inspection lies primarily with the buyer — you must clearly understand what to check when purchasing a new-build property.

In this guide, we will explain how to conduct a professional inspection of an apartment in Batumi, which defects are most common, and what must be checked before signing the handover act.

Documents the Developer Must Provide

Before examining the walls and engineering systems, make sure the legal documentation matches the contract. This step is often skipped, although it directly affects your rights as an owner.

Handover Act
The document must include: the correct address, apartment number, condition of the unit at the time of transfer, list of available utilities, and the stated finishing level. It is recommended to include all identified defects in the act — this formalizes the developer’s obligation to fix them.

Layout and Actual Square Footage
The real size sometimes differs from what was stated in the contract. A deviation of 1–2% is generally acceptable, but larger discrepancies do occur. Also check that internal partitions match the approved layout.

Finishing Status
Four formats are common in Georgia:
– black frame (bare walls, no plaster, no utilities);
– white frame (basic finishing, electrical and plumbing installed);
– green frame (improved finishing quality and preparation);
– turn-key (full finished interior).
The agreed finishing level must match the contract — otherwise you have grounds to request corrections.

Property Registration in the Public Registry
Before signing the handover act, ensure the developer has registered the property and that you are legally accepting what belongs to you.

Building Technical Passport
Some residential complexes provide a technical passport describing engineering system characteristics. This is useful for renovations and future maintenance.

Hidden Defects: What to Check First

Once the documents are verified, you can move on to the unit itself. Here, visual inspection must be combined with basic tools — a level, flashlight, and socket tester.

Walls and Partitions
Check vertical alignment, 90-degree angles, plaster quality. Hollow areas behind plaster can be detected by tapping. Cracks may indicate improper load distribution.

Floors
The floor should be level. Differences of more than 5–7 mm within a room suggest poor screed work. Hollow spots under the screed can lead to cracking and tile damage.

Ceilings
Look for signs of leaks, uneven slab joints, and unsealed seams — common issues in Batumi new builds.

Windows and Doors
Ensure that all sashes close tightly, hardware operates smoothly, and glass units are free of cracks and match the stated specifications. Balcony doors must provide proper thermal and sound insulation.

Balcony
Check floor slope — water must drain, not accumulate. Poor waterproofing can cause leaks to apartments below.

Entrance Door
It should close easily, without misalignment, and provide thermal insulation.

Engineering systems in Georgia — the weakest part of new buildings

Engineering issues often become the biggest source of additional expenses. Due to Batumi’s high humidity, ventilation and waterproofing are especially critical.

Electricity
Check all circuit breakers, wiring layout, and socket placement. A socket tester will show whether grounding is present.

Water Supply and Sewerage
Verify water pressure, inspect valves, risers, and connection points. Leaks are one of the most common issues.

Ventilation
Hold a sheet of paper over the ventilation opening. If it doesn’t pull toward the vent, airflow is insufficient. Poor ventilation leads to mold — which spreads quickly in a coastal climate.

Heating
If the building includes heating, check the condition of radiators and pipes.

Common Areas
The quality of lobbies and corridors reflects the overall level of the developer. Lighting, CCTV, and elevator functionality should match what was promised in the contract.

Common issues in Batumi new builds

Recurring problems on the market include:

– uneven walls and floors;
– weak waterproofing in bathrooms;
– lack of proper ventilation or undersized shafts;
– incorrect balcony slope;
– substitution of materials with cheaper alternatives.

Red Flags

Be cautious if:
– the developer pressures you to sign the handover act quickly;
– refuses to record defects;
– does not allow independent inspection;
– insists on accepting the apartment before common areas are finished.

Practical Tips to Speed Up and Improve the Inspection

Even without engineering experience, several simple tools and checks will help you detect most hidden defects before bringing in a specialist.

1. Use painter’s tape to mark defects
   Bring a small roll. Mark chips, cracks, uneven surfaces, or protruding screws. This helps the developer identify and fix issues, and prevents you from missing anything. 
2. Use your smartphone’s built-in level
   Most phones have a level tool that helps detect major misalignments. 
3. Test ventilation with a sheet of paper
   If the paper sticks — airflow is present. If it falls — ventilation is poor. This is one of the most common hidden issues in Batumi. 
4. Use a flashlight to identify imperfections
   Light at an angle reveals seams, micro-cracks, and hollow plaster spots that aren’t visible under diffuse lighting. 
5. Check floor level differences with a ball or coin
   If the ball rolls in one direction — there is a slope. If it bounces — hollow areas in the screed. 
6. Test windows with a paper strip
   Close the window over the paper. If it pulls out easily — the sash doesn’t seal properly and will let drafts through. Also open/close the window twice — the hardware must operate smoothly. 
7. Check water pressure using a plastic bottle
   Time how fast it fills. If the pressure is inconsistent, weak, or pulsating — there may be issues with the riser or internal plumbing. 
8. Photograph each defect up close + with a wide shot
   Wide shots help prove where exactly the defect was located. 
9. Test electrical outlets using a phone charger
   Plug the charger into every outlet to see which ones actually have power. 
10. Use a small rubber ball to detect hollow spots in walls
    Tap the ball against the wall — hollow areas sound dull. These are common in Batumi due to savings on plaster mix.

How to Document Defects Correctly

Follow these rules:

1. Record each issue in detail in the handover act. 
2. Take photos and videos with timestamps. 
3. Request clear deadlines and written guarantees for repairs. 
4. Do not sign the handover act if you have unresolved claims — and never rely on verbal promises.
    

You may also request monetary compensation or withhold part of the payment until all issues are resolved.

Even brand-new buildings in Batumi can hide defects that are easier to fix before renovation begins. A thorough inspection — from paperwork to engineering systems — will protect your money and peace of mind.

BD Realty specialists can perform a full technical inspection and identify hidden issues that are hard to spot without experience. Submit a request, and we will send you the full inspection checklist and help you accept your apartment from the developer in Batumi without risks.