Essential
The home itself, inside and out to the front door.
- Rooms, balconies, windows, doors, plumbing, electrics
- Every finding graded Urgent, Needs work or Cosmetic, with a photo
- Digital report and a list the developer can work from
Handover check · new-builds across CyprusCheck your new home before the final payment.
One list for the developer. Every finding with a photo and the room.
- A professional property consultant and condition surveyor inspects the home and signs the report.
- Reports in English.
- For a structural opinion or a check against the approved drawings, add an ETEK-registered civil engineer or architect to the same order. ETEK is the Cyprus Scientific and Technical Chamber. The engineer or architect does and signs their service in their own name.
What our inspector found in one new-build
Sample · New-build house with pool, Paphos district. Checked by our inspector on 27 and 28 July 2026.
Sample report
Sample report
Sample report
Sample report146
points in 22 areas
19
findings
4
urgent findings (20 points)
15
needs-work findings (86 points)
40
cosmetic points
This is one house. Your report lists what we find in yours.
Not tested. Water was not connected, so taps, drains and toilets could not be tested. The re-check covers them.
Real check, details removed · ETM-26-S002
Who checks your home
Etimo inspector Professional property consultant and condition surveyor
Checks finished homes before you buy or take the keys.
The inspector checks finishing quality. They look for hidden flaws that cost money later. The inspector is not a civil engineer or a valuer. They do not judge structure or value. The report names the inspector.
About your inspectorWhy Etimo
What many inspections give you, and what you get with Etimo.
| Topic | Many inspections | Etimo |
|---|---|---|
| The inspection | Rushed: a quick walk-through. | A process 2–3× more detailed, run by an extensive playbook. One sample new-build report lists 146 points in 22 areas. |
| The report | Handwritten, or typed into a template. | A digital, beautiful report. What to fix first, then every finding, then a list any builder or the developer can work from. |
| The tools | Still pen and paper. | Best-in-class, newest tech, from the visit to the report. |
| Findings | One long, unsorted list. | Every finding graded Urgent, Needs work or Cosmetic, with a code and a note: seen, likely or to confirm. |
| Photos | Sent separately, if at all. | A photo next to every finding, with the room, the date and the time. |
| Structure and drawings | You find and book an engineer yourself. | Add an ETEK-registered civil engineer or architect to the same order. ETEK is the Cyprus Scientific and Technical Chamber. |
What your inspector checks at a handover
Room by room, inside and out, in the order you walk through the home. Every point goes on one list.
Waterproofing and joints
Roof terraces and balconies: open joints, cracked layers.
Seals at doors and windows
Silicone missing or cracked, gaps at the frame.
Pipes
Damaged pipes, open pipe ends, drain covers.
Railings
Loose tops, rust.
Tiles and grout
Tiles not fully bonded, broken tiles, grout gaps.
Fittings
Sinks, taps, shower heads, towel holders, lights.
Doors and locks
Doors that don’t close, faulty locks, missing keys.
Kitchen
Missing appliances, worktop joints, gaps at the plinth.
Wardrobes
Doors that don’t close, drawers that catch.
Electrical (seen, not tested)
Boxes, visible wires, switches, spotlights.
Openings
Openings left open in plant rooms and walls.
Walls and ceilings
Cracks at ceiling edges, holes, poor paint.
When the check fits
Book as soon as the developer gives you a handover date. Then the developer can fix the list before you sign the handover papers and pay the rest.
- 1
Reservation
You reserve the home.
- 2
Contract
You sign the sale contract.
- 3
Build
The developer builds and finishes.
Check
Your inspector goes through the home and writes the list.
- 5
Final payment
You pay the rest.
- 6
Keys
You move in.
What you get
The report
What to fix first, then every finding with a photo, the room and what the inspector saw: seen, likely or to confirm.
UrgentNeeds workCosmetic
6 pages in the sample.
A snag list for the developer
Room by room, in walk-through order. A Fixed box and a Checked box on every point, and lines for signatures.
9 pages in the sample.
The re-check
The inspector checks the points the developer says are fixed, and tests what could not be tested.
Part of the Complete package.
Your report is yours
Report, snag list and photos with date and time, as one PDF by email or on WhatsApp. Share it with your lawyer.
Your price
From €399 all in. Four questions about the home build three packages for it. You see your offer before you book.
Complete
Everything the home has, and a second visit after the repairs.
- Everything in Essential
- Every outdoor part: pool and pool plant, roof terrace, guest house, plot, walls, garage
- One re-check after the developer or seller has fixed the findings
Complete + ETEK
Complete, plus a signed opinion by an ETEK-registered engineer.
- Everything in Complete
- Structural opinion by an ETEK-registered civil engineer: frame, slabs, balconies, roof, retaining walls
- Handover: comparison with the approved drawings by an ETEK-registered engineer or architect
Get my offerAbout a minute. Nothing to pay to see it.
At checkout you pay online (card, Apple Pay, Google Pay and more) or by bank transfer. Free cancellation until 48 hours before a visit.
Free guides
Know before you take the keys
- Snagging in Cyprus: how to check a new home before you pay the balanceWhat snagging is, when to do it, what it covers and how to get the developer to fix the list. For buyers of new-build flats and villas in Cyprus.Read the guide
- New-build snagging checklist for Cyprus: what to check, room by roomA snagging checklist for a new flat or villa in Cyprus: what to bring, what to check outside and in every room, and how to write each item down.Read the guide
- From permit to title deed: how a new-build in Cyprus gets its papersThe paper chain for a new-build in Cyprus after the 2024 reform: permits, certificate of final approval, division and separate title deeds, as of 2026.Read the guide
Questions
- What if the developer says it’s fine?
- We don’t judge the developer. The inspector writes down what is there, with photos, so you both look at the same list.
- Is this the same as snagging?
- Yes. In Cyprus a check of a new home before handover is often called snagging. You get one written list of what needs fixing.
- What if the water isn't connected yet?
- The inspector checks everything else. Taps, drains and toilets go on the list as not tested. The re-check covers them. It is part of the Complete package.
- Is this a structural survey?
- No. For a structural question, an ETEK-registered civil engineer can give a structural opinion on the same order. ETEK is the Cyprus Scientific and Technical Chamber. Its registered civil engineers and architects do and sign their own services.
- Can I add an ETEK engineer?
- Yes, when you request the check. An ETEK-registered civil engineer can give a structural opinion on the visible structure. With a handover check, an ETEK-registered civil engineer or architect can also compare your home with the approved drawings. They do and sign these services in their own name. ETEK is the Cyprus Scientific and Technical Chamber. Our inspector is not a civil engineer and does not judge structure.
Handover check for your new-build
Handover check from €399 all in. Pay at checkout, online or by bank transfer.
Etimo bookings
Call or message us before you book.
+357 9791 6892 · [email protected]
Mon–Sat, 9:00–18:00 · English