Property inspection and water leakage FAQs

Before handover or completion of works, an inspector uses professional tools to systematically assess workmanship, equipment and leakage. Defects are listed for the developer, seller or contractor to rectify. Inspections apply to new handovers, existing property purchases and completed renovations. SeeNew and existing property inspection services。

The inspector checks rooms, finishes, doors, windows, water supply and drainage, appliances and electrical installations. Defects are explained and photographed, followed by an illustrated report. After rectification, the inspector returns to verify that the issues have been addressed.

Owners usually rely on visual checks, which can miss hollow areas, concealed seepage, uneven floors and electrical faults. Professional inspectors use infrared scanning, moisture meters, hammer sounding and water tests, following a systematic checklist and providing a defect list for the developer or contractor.

Consider five factors: professional background and training; tools and methods; illustrated reports; whether re-inspection is included; and experience and customer feedback. Review the company'sSample inspection reportsandCustomer feedback after inspectionbefore deciding.

Our inspectors are trained by Hong Kong government-registered engineers and building surveyors, and reports are prepared by building surveyors. Team qualifications include AP, RI, QP, RBS, RSE and IR-AS. SeeAbout usandOur team。

We inspect residential and commercial buildings, shopping centres, hotels and public facilities for developers, construction companies, property managers, consultants, owners and law firms. See the fullServices。

New flat inspections focus on workmanship defects for developer rectification. Existing property inspections assess current condition, including seepage, hollow areas, ageing pipes and electrical installations, to help buyers budget for repairs and renovation. Tools are similar, but priorities differ.

Common issues include ceiling and wall seepage, concrete spalling, ageing plumbing, leaking window frames and old electrical installations. Inspectors use infrared scans and moisture meters to identify signs of leakage. Further investigation may includeLeak source detection。

Ideally, with the seller's consent, inspect before signing the sale and purchase agreement to inform negotiations and terms. Otherwise, inspect at handover before renovation. Existing properties are generally sold as seen, and responsibilities depend on the contract. Consult a solicitor if unsure.

After renovation, an independent inspector checks masonry, paintwork, joinery, doors, windows, plumbing and electrical workmanship, and lists items for the renovation contractor to rectify.

We recommend inspecting after the contractor confirms completion and before final payment. The owner can request rectification based on the defect list and settle the balance after re-inspection.

These are professional inspections at property handover or completion of works, covering new, existing and older buildings and completed renovations. Man Kee is appointed by major developers and has inspected over a thousand units. SeeBuilding acceptance inspection services。

The report is an illustrated defect list detailing each issue and its location, with on-site photographs for the developer or contractor to follow. Our reports are prepared by building surveyors.

They refer to the same type of document: a list of defects found during inspection for the responsible party to rectify. The terminology differs, but the purpose is the same.

New property owners should submit it to the developer or customer service department within the contractual deadline and retain a copy. Renovation defects go to the contractor. Arrange re-inspection after repairs to verify each item.

Yes.Inspection galleryThe page provides previous property inspection and leakage reports as PDFs, along with site photographs, showing the format and level of detail.

Inspectors choose from over 30 tools, including thermo-hygrometers, infrared thermometers, ultrasonic distance meters, spirit levels, squares, crack gauges, rebar detectors, hollow-area probes, inspection mirrors and socket testers. Methods include visual examination, high-resolution infrared scanning, hammer sounding, high-sensitivity moisture measurement and water testing.

Hollow areas are gaps where tiles or plaster have not bonded properly to the substrate and may later loosen or crack. Inspectors gently tap walls and floors with a hammer or probe, identify hollow sounds and mark the areas in the report.

We suggest the following sequence:

1. Immediately photograph and film the affected location and extent, record dates, and retain receipts for damaged items.

2. Notify the upstairs owner or occupant and building management, and try to agree on inspections and repairs.

3. If agreement cannot be reached, report the problem to theJoint Office for Investigation of Water Seepage Complaints, staffed by the Food and Environmental Hygiene Department and Buildings Department.

4. To identify the source sooner or pursue losses, you may also commission an independent investigation and obtain aLeakage report。

The Joint Office for Investigation of Water Seepage Complaints comprises staff from the Food and Environmental Hygiene Department and Buildings Department. It investigates seepage complaints in private buildings under the Public Health and Municipal Services Ordinance (Cap. 132), free of charge. Normally, it contacts the complainant within six working days.

There are three stages. Stage 1 measures moisture electronically to establish seepage at a reading of at least 35%. Stage 2 includes basic investigation, principally drain dye tests and moisture monitoring. If unresolved, Stage 3 uses consultant-led professional investigations, including floor ponding, wall spraying, reverse-pressure tests on supply pipes where appropriate, and microwave tomography or infrared analysis for suitable cases.

The government introduced new private-building seepage investigation procedures from 16 July 2026. Stage 1 adds infrared thermal imaging to electronic moisture measurement. Where seepage is reasonably believed to originate upstairs, an Advisory Notice to Repair is issued to the upstairs owner approximately 14 working days after the complaint, requesting investigation and repairs within 28 calendar days. If seepage continues, Stages 2 and 3 proceed concurrently.

The Joint Office uses a 35% moisture threshold. Below this, further investigation is not arranged, or ongoing Stage 2 or 3 work may be suspended. Its remit concerns seepage constituting a sanitary nuisance, mainly using non-destructive tests, and not every source can be located. Owners may commission a private investigation for minor or intermittent seepage.

Once the source and sanitary nuisance are established, the Joint Office may issue a Nuisance Notice or seek a Nuisance Order. From 17 August 2025, non-compliance with a notice carries a maximum fine of HK$25,000 plus HK$450 per day; non-compliance with an order carries HK$50,000 plus HK$600 per day. Failure without reasonable excuse to comply with a Notice of Intended Entry may incur HK$5,000. Under the 2026 procedure, investigation costs of at least HK$17,000 may also be recovered from upstairs owners who fail to fulfil their responsibilities.

An independent investigator can still examine the affected flat using high-resolution infrared scans, ceiling moisture distribution, water sample tests and elimination of possible sources. The resulting report may support negotiation, mediation or, with legal advice, a claim.

Government investigations are free, aim to eliminate sanitary nuisance, apply a 35% moisture threshold and follow set stages. Private investigations are paid services without that threshold, selecting tests to suit the case and providing repair recommendations, cost estimates and loss assessments for repairs, negotiations or claims. Both may proceed in parallel.

Cooperate promptly. Check bathroom and kitchen floors, drains and pipes for obvious leaks, and consider professional source detection. If your flat is responsible, early repairs can limit damage. If the source is an external wall or common area, a report can help clarify responsibility.

No. Concrete and other materials contain minerals that water can carry to the surface, leaving salt-like crystals when dry. Any seepage may produce crystals, depending on severity and mineral content. Never taste them: sewage-related deposits may contain substantial bacteria.

No. Besides upstairs waterproofing and pipes, sources include external wall cracks, windows, roofs, podiums and communal pipes. Establish the source before assigning responsibility.

Not necessarily. These can result from leakage, indoor humidity or condensation. Moisture meters and infrared scans help determine whether the wall remains damp and whether further source investigation is needed.

We do not recommend it. Persistent seepage can cause peeling finishes, mould and eventually corrosion of reinforcement, increasing repair scope and cost. Early investigation and source repairs are usually more efficient.

No. Surface repairs only conceal stains temporarily. If the source remains, water continues entering and damage returns. Locate and repair the source, allow materials to dry, then restore the finishes.

Yes. Window surrounds, bathrooms, balconies and air-conditioner locations may leak, soNew property inspectionsinclude infrared scans, moisture measurements and water tests.Inspection galleryThe page also includes reports of leaks found during inspections.