Flat handover (přejímka bytu, předání)
The physical takeover of a completed flat from the developer, during which the buyer inspects the flat and records any defects found in a handover protocol (předávací protokol) with a deadline for their removal. A hidden defect of a building can be claimed within five years of acquisition (§ 2129(2) of the Civil Code, občanský zákoník); obvious defects must be stated at handover. The handover usually follows occupancy approval (kolaudace) and the signing of the purchase agreement.
Example
The buyer of a CZK 5,000,000 flat with a CZK 4,000,000 mortgage at 5.00 % starts paying CZK 23,384 a month. At handover the buyer records 14 defects, among them a cracked tile, a dead socket and a missing skirting board. Under the protocol the developer must fix them within 30 days; reporting them only six months later would leave the buyer in a weaker position.
In practice
Bring a technical supervisor or an experienced builder, a tape measure, a spirit level and a charger to test the sockets. Take your time, take photos and do not sign anything “without reservations” if you can see defects. Taking the keys on a “we'll sort it out” basis is a mistake, because without a protocol defects are hard to prove later.
How it differs
The handover concerns one specific flat and is a private matter, unlike kolaudace (occupancy approval), which is official permission to use the whole building. Nor does taking over the flat transfer ownership. That passes only by registration in the land registry under the purchase agreement, usually before the keys are handed over.
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