What to Check Before Buying a Flat 

Buying a flat is one of the biggest financial decisions in many people’s lives. Years of savings, bank loans and family planning may go into the purchase. So, buyers should not make a decision based only on price, size or attractive interior design.

An advertisement may show beautiful pictures, modern facilities and promises of timely handover. But before buying, buyers should carefully check land ownership, approvals, construction quality, contract terms and future costs.

The most risky time when buying a flat is usually the period before paying the Booking Money. Therefore, before making any payment, the land documents, RAJUK approval, approved plan, developer’s registration, flat size, parking, price, handover date and all additional costs should be verified in writing.

Under the Real Estate Development and Management Act, 2010, a developer cannot advertise, sell or enter into an agreement to sell a project before obtaining the required approval from the relevant authority. Developers are also required to have registration and show buyers the project approval and land ownership documents.

It is safer to have these documents checked by a property lawyer rather than relying only on the developer’s information.

The developer’s record is also important. Buyers should find out how long the company has been operating, how many projects it has completed and whether previous projects were handed over on time. Visiting completed projects and speaking with residents can provide practical information about construction quality, water, lifts, generators, security and service charges.

Approval of the project and building plan is another major issue. Buyers should ask for the approved plan, land-use clearance and construction approval, where applicable. RAJUK’s current regulatory framework includes the Real Estate Development and Management Act, the Private Housing Project Land Development Rules and the Dhaka Metropolitan Building Construction Regulations 2025, among other rules.

A buyer should never depend only on a developer’s verbal claim that a project is “RAJUK approved”. The approved plan should be compared with the actual or proposed building. Extra floors, changes to the floor plan and construction outside the approved plan can create serious problems. The law also provides for structural design and building services design documents.

The size of the flat should also be clearly understood. A flat advertised as 1,200 square feet may include common areas. Buyers should know the Net or usable area and the Gross area, and the contract should clearly state which parts are private and which are common. The law also provides for price adjustment if the actual area is less or more at handover.

Location and living conditions are equally important. Buyers should check natural light, ventilation, window direction, distance from neighbouring buildings, traffic and noise. Visiting the property at different times of the day can provide a better idea of actual conditions.

Structural safety should be examined by a Civil or Structural Engineer, especially for large or under-construction buildings. Soil Test, Foundation Design and Structural Design should be checked. Fire safety is also essential. Emergency exits, adequate stairways, fire-fighting equipment and fire alarms should be available.

Water, electricity, gas, generator backup and lift facilities should be checked. Buyers should also clarify whether parking is included, whether it has a separate price and what rights the buyer receives over it.

Future expenses should be calculated before purchase. Monthly Service Charge, security, cleaning, lift, generator, common electricity, taxes, registration, utility connections and other fees should be clearly identified.

The contract deserves particular attention. Before paying Booking Money, buyers should check the total price, flat size, instalment schedule, handover date, delay provisions, cancellation and refund rules and all additional charges. Doors, windows, sanitary and electrical fittings, kitchen facilities, AC provision and other fixtures should also be included in the written agreement, not only in the brochure.

Buyers should also ask whether the flat is mortgaged. Under the law, relevant property must be released from mortgage before transfer in applicable cases. After full payment, the law provides for completion of possession, deed execution and registration within the prescribed period.

The surrounding area should also be checked for schools, hospitals, markets, public transport, major roads, drainage and waterlogging. In Dhaka, visiting the area during the rainy season can help buyers understand drainage conditions.

A flat’s real value is not determined only by its price per square foot. Legal ownership, approvals, structural safety, construction quality, location, facilities and future costs all matter. Careful checking before paying Booking Money can help buyers reduce legal, financial and technical risks and make a more informed purchase.