Handover Inspection
For a buyer in Cyprus getting the keys
From €500, by size and location
- Civil engineer on site
- Plans and permit documents check
- Photo report: what is urgent and what can wait
- Signed by the engineer
New-build handover and snagging inspection
Getting a new home? Our engineer checks it before you take the keys.
An inspection means an engineer finds the problems first, so you can ask for repairs before you accept the home. Constantinos Loizou, our civil engineer, does it for you.
From €500, by size and locationLiving abroad? No need to fly here. We do it all for you.
We speak English, Greek, Russian and Ukrainian, and aim to reply within an hour in working hours.
Constantinos LoizouCivil Engineer, ETEKGoogle reviews: 5.0 (8)
Architecture and engineering office since 2009Our own civil engineer, working only for youSigned report, usually in 2 to 3 daysAnywhere in Cyprus, towns and villages
Why check before you get the keys?
New homes have problems too
Damp, cracks, bad finishes and unfinished work.
This is the best time to act
Before you accept the home, it is easier to get repairs done.
You may not see them
Many problems are hard to spot. An engineer knows where to look.
Start here
What is your situation?
Got a message from your developer about handover? Forward it to us on WhatsApp. We'll tell you what to do next.
What we check
What our engineer checks
Many problems are easy to miss. We look, test what can be tested and compare the home with the approved plans.
Structure and cracks
Cracks, movement and other signs of a problem in the structure.
Damp and waterproofing
Balconies, roof, showers and drains: anywhere water can get in or stay.
Finishes and workmanship
Floors, walls, tiles, doors and windows.
Visible services
The electrics, plumbing and ventilation that can be seen and tested.
Built as the plans show
Whether the home matches the approved plans: the layout, the kitchen, the doors and the bathrooms.
Plot and shared areas
Entrance, parking, roof and drainage, and for a house, the plot.
A real case
Two brand-new apartments. More than 20 problems.
Larnaca, January 2026, before handover. Two of the problems were dangerous: a missing piece of balcony glass and a gap at the top of the stairs.
A gap at the top step
The last step to the roof terrace stood off the floor. Someone could trip and fall.
Not built as the plans show
The kitchen was moved and the island was missing. A bathroom door hit the toilet.
Water that doesn't drain
Rain stayed on the balconies, the terrace and the parking floor.
Badly cut tiles
Chipped tile edges in both bathrooms.
We went back in May. The balcony glass was still missing, and new cracks had appeared in the parking floor. That is why we check the repairs too.
Photos from our signed report. The address and names are removed.
Who inspects
A real office, and an engineer with a name
We have designed and engineered buildings in Limassol since 2009. We are local, we do the inspection ourselves, and we work only for you.
Constantinos F. LoizouFounder & Director · Civil Engineer, ETEK
Google reviews: 5.0 (8)- Registered with ETEK since 2012, no. A142509
- Insured for professional liability
- He signs every page of the report
- A short call explains what was found and what comes next
Our office in Yermasogeia, Limassol
What you receive
A clear report you can use
- What is urgent, and what can wait
- Photos of the problems, marked in red
- What we recommend doing
- The home checked against the approved plans
- In English or your language, explained on a call
How it works
How it works, from start to finish
- 1
You send the date
Tell us the handover date, the size and the area. We reply with the exact price in writing.
- 2
Documents first
We read the permit documents, so we know what the building should be.
- 3
The inspection
The engineer walks the home, tests doors, windows, taps and sockets, and photographs what he finds.
- 4
Your signed report
What we found, part by part, with photos: what is urgent, what can wait and what we recommend. You usually get it in 2 to 3 days, with a short call in your language to explain it.
- 5
Repairs checked
With re-inspection, we come back to confirm the developer fixed the problems.
From abroad
Living abroad? You don't need to fly in.
Handover From Abroad covers the whole process for you, in your language, from the first message until the repairs are closed.
- We arrange the keys with the developer
- A live video, so you see what we see
- The report filed with the developer for you
- We chase the repairs until they are closed
Prices
Choose your inspection
Every package starts with a civil engineer on site.
Handover + Re-inspection
For most buyers
Priced by size and location
- Everything in Handover Inspection
- A second visit to confirm the developer fixed the problems
Handover From Abroad
For an owner outside Cyprus
Priced by size and location
- Everything in Handover + Re-inspection
- Keys arrangement
- A live video call in your language
- The report filed with the developer
- Repair chasing until closed
The exact price depends on the size of the building and where it is. We confirm it in writing before any work begins.
Our rule
We work for you, and nobody else
Independent means nobody else pays us: not the developer, not the seller, not the agent.
We never inspect a building we designed, built or sold.
We take no money from developers or agents.
If you need repairs, you choose who does them.
Questions
What buyers ask us
Can I bring my own engineer to the handover?
Yes, ask for it. Tell the developer your engineer is coming with you on the date, and we will help you word the message. If they resist, tell us before you accept the home.
The developer has an engineer. Why do I need one?
The developer's engineer works for the developer. Ours works only for you.
Is this like a UK snagging survey?
It does the same job: an independent check of a new home before you accept it, with a list of what needs fixing. Here it is done by a civil engineer registered with ETEK, the Cyprus technical chamber.
What does it cost?
From €500, depending on the size of the building and where it is. We confirm the exact price in writing before any work begins.
Do you come to my area?
Yes, anywhere in Cyprus: Limassol, Nicosia, Larnaca, Paphos, Ayia Napa and Protaras, and the villages. If it is far, the price includes the travel. We confirm it in writing first.
When do I get the report?
Usually 2 to 3 days after the visit. A complex building can take longer. We tell you the date first, so you have the report before you accept the home.
What language is the report in?
English, which most of our clients prefer. If you want it in Greek, Russian or Ukrainian, tell us when you book. Either way, we go through it with you on a call in your language.
Is it a visual inspection?
Yes, by an engineer who knows where to look. He tests what can be tested, like doors, windows, taps and sockets, photographs the problems and compares the home with the approved plans. We don't open walls or floors. If something needs a specialist, the report says so.
What if the developer doesn't fix the defects?
The signed photo report helps you and your lawyer. We can return to check the repairs, but we can't force the developer to fix them.
Does this solve title deed problems?
No. We check the permit documents and tell you what we see, but an engineer's report doesn't fix a title deed problem. For that you need your lawyer.
What if you worked on my building?
We tell you, and we don't inspect it. We never inspect a building we designed, built or sold.
Do I need to be in Cyprus?
No. With Handover From Abroad we arrange the keys, show you the home on a live video and deal with the developer for you.
Buying a resale home instead? See the property inspection report
Your next step
Tell us when you get the keys. We'll send your price.
It takes about a minute. We aim to reply within an hour in working hours.
Constantinos LoizouCivil Engineer, ETEKGoogle reviews: 5.0 (8)
WhatsApp us
Or call +357 25 311 922