Check the apartment, the building and the paperwork
Before buying an apartment in Sri Lanka, investigate three things together: the condition of the unit, the way the building is managed and the legal interest you will receive. Fresh paint and an attractive lobby cannot answer questions about leaks, major repairs, ownership or outstanding charges.
Use this guide at the viewing, then give your notes to an independent lawyer/notary and a qualified building professional. A viewing helps identify questions; it does not establish structural safety or clear title. Editorial review: 28 September 2026.
Walk through each room slowly
Make an inventory of appliances, fittings and furniture included in the price. Record their condition and ask for available warranties and service information. A show apartment may have different finishes and equipment from the unit offered for sale.
- Look for staining, damp smells, peeling paint, swollen cabinetry and patches that may indicate past leaks. Ask what caused them and request repair records.
- Record cracks and damaged surfaces for professional assessment. Do not assume a crack is cosmetic or structural from appearance alone.
- With permission, open doors and windows, run taps, flush toilets and observe drainage. Ask about water pressure at busy times and any recurring supply interruptions.
- Check ventilation, daylight, heat and noise in the rooms you will use most. Visit at another time if traffic, neighbouring activity or afternoon sun could affect your decision.
- Measure important spaces for beds, furniture and appliances. Check the route from the entrance and lift to the apartment for deliveries.
- Ask a qualified professional to assess electrical, plumbing and air-conditioning concerns. Do not remove covers, touch exposed wiring or attempt technical tests yourself.
Have the title and approvals checked independently
Your lawyer/notary should verify the seller's identity and authority, ownership records, the exact condominium parcel and any mortgages, claims or restrictions. Ask how parking, storage and common-area rights are recorded. A brochure, rates receipt or photocopy supplied by an agent is a starting point for verification.
Request the relevant approved plans, development approvals and Certificate of Conformity or other applicable completion documentation. Have your advisers check that the documents cover the actual building, unit and use, including any later alterations. UDA guidance treats development permits and Certificates of Conformity as separate processes; one should not be mistaken for the other.
For an unfinished project, identify which approvals and registrations already exist, what remains outstanding and when transfer can occur. Ask your lawyer to assess the agreement and payment protection before you commit.
Read the management records and recurring costs
Request the current management budget, recent accounts, available meeting minutes and a statement of charges for the unit. Ask about unpaid contributions, major works, disputes and how large repairs will be funded. A low monthly charge can be misleading if essential maintenance is being deferred.
Have the sale agreement state how outstanding charges and any agreed special contributions will be dealt with. Review rules affecting pets, renovations, rentals, visitors and use of facilities against your intended way of living.
| Ask for | What it helps you check |
|---|---|
| Current fee schedule | Regular charges, billing dates and what is included |
| Budget and accounts | Spending, available funds and unpaid contributions |
| Meeting minutes and works plans | Disputes, proposed repairs and possible extra payments |
| Unit statement | Arrears or other sums to resolve before completion |
| Insurance details | Building cover and what you must insure separately |
| Building rules | Restrictions that could affect your intended use |
Turn concerns into a written inspection report
For a serious purchase candidate, agree an inspection scope with an independent qualified professional. Give them your viewing notes and ask which parts of the unit and building they can assess, which areas are inaccessible and whether specialist follow-up is needed.
Request a report that separates urgent issues, repairs to budget for and items requiring further investigation. Obtain written repair estimates where they affect your offer. Do not accept a fresh coat of paint or an oral promise as proof that the underlying problem has been resolved.
Put repairs and handover terms in writing
Have your lawyer review the reservation and sale terms before payment. Record the precise unit, agreed price, included items, payment dates, required checks, refund conditions and completion arrangements. For agreed repairs, specify the work, deadline and evidence needed to confirm completion.
Before handover, revisit the apartment and compare it with the agreed inventory and condition. Record unresolved defects and have your adviser address them through the contract. Collect keys, access cards, meter readings, warranties and contact details for management, and confirm how the completed ownership records will be supplied.
Your final pre-purchase checklist
- Exact unit, floor area, parking, storage and included items identified.
- Viewing concerns recorded and independent inspection completed as appropriate.
- Title, seller's authority, approvals and material alterations reviewed.
- Management records, unit arrears and planned major works assessed.
- Full purchase budget, recurring costs and financing confirmed.
- Repairs, payment conditions, refunds and possession agreed in writing.
- Final inspection, handover inventory and document collection arranged.
Frequently asked questions
Does a new apartment need an inspection?
New finishes do not establish workmanship or compliance. Arrange appropriate checks, compare the actual unit with the agreed specification and document defects and outstanding work before handover.
Is a Certificate of Conformity enough to proceed?
It is part of the document review, not a substitute for checking ownership, the exact parcel, later alterations, building condition and management obligations. Your advisers should establish which documents apply and what they cover.
Should I be worried about a crack or damp patch?
Record its location and ask about its history. A qualified professional should assess the cause and any further investigation required. A photograph or seller's explanation alone cannot establish its significance.
How can I confirm parking is included?
Match the actual space with the documents and written sale terms. Have your lawyer establish the nature of the right, any restrictions and whether it transfers with the apartment.
Can I rely on the bank's valuation?
Ask what the valuation covers. A lender's valuation and a buyer's detailed condition inspection serve different purposes; do not assume the valuation identifies every defect or checks all your legal interests.
What if the seller promises to repair defects later?
Have the work, timing and completion evidence written into terms reviewed by your lawyer. Reinspect the agreed repairs and resolve outstanding items through the contract rather than relying on verbal assurances.
