Accepting an apartment from a developer in Yerevan: an inspection checklist before signing

How do you accept an apartment from a developer in Yerevan?

In short: the main rule is not to sign the acceptance certificate until you have inspected everything. The handover of keys is the last point where defects are fixed at the developer's expense easily and quickly; after signing, the buyer's position is much weaker. Pressure along the lines of "sign now, we'll fix it later" is common practice, and you should not give in to it. Bring the contract with the specification, a floor plan with dimensions, a torch, a phone charger to test the sockets, a tape measure and a sheet of paper to check the ventilation draught. Inspect in daylight: in the evening surface defects are not visible. Measure the actual area and compare it with the contract, check that walls and corners are straight, since this determines the cost of the future renovation. Look for cracks, level differences, hollows in the screed and traces of moisture, especially on the top floor. Test the windows in all positions, check there is no draught or condensation, test each socket under load and the circuit breakers in the panel.

The handover of keys is the last point at which defects are fixed easily and quickly at the developer's expense. After the certificate is signed, the buyer's position is noticeably weaker.

Preparation

Do not sign the certificate until the inspection is complete. Pressure of the "sign now, we'll fix it later" kind is common practice, and you should not give in to it.

Bring: the contract with the description of the specification and characteristics, a floor plan with dimensions, a torch, a phone charger to test the sockets, a tape measure and a sheet of paper to check the ventilation draught.

Inspect in daylight: in the evening surface defects are not visible.

What to check

Area and geometry. Measure the actual dimensions and compare them with the contract. Check the corners and how straight the walls are: this determines the cost of the future renovation.

Walls, floor, ceiling. Cracks, level differences, hollows in the screed (tap to find them), peeling plaster. Separately, look for traces of moisture, especially on the top floor and in the corners of external walls.

Windows. Opening and closing in all positions, intact glazing units, no draught around the frame, working hardware, reveals and sills in place and in good condition. Check that there is no condensation between the panes.

Doors: the front door for a tight fit and working locks; interior doors, if included in the specification.

Electrics. Test every socket under load (with the charger), all switches and lights, and the circuit breakers in the panel. Compare the number of points with the design: a missing socket later means chasing the walls.

Plumbing and pipes. All outlets present, no leaks, working taps, the right slope on the sewage pipes.

Heating. Radiators or the system present, intact and as designed. In Yerevan this is critical: the type of heating determines your future utility bills (see also heating a Yerevan apartment in winter).

Ventilation. Hold a sheet of paper to the vent: it should be drawn in. No draught in a new building means a problem that an owner cannot solve alone.

Balcony and loggia: glazing, slope, drainage, condition of the railing.

Common areas

Inspect the entrance, the lift, the courtyard and the car park. Unfinished landscaping is a common situation, and the deadline for completing it should be fixed in writing.

How to record your comments

• Draw up a written list of defects with a photo of each.
• The document is signed by you and the developer's representative, and you keep a copy.
• State a deadline for fixing the defects and the procedure for a repeat inspection.
• For significant defects, do not sign the acceptance certificate until they are fixed.

What comes next

• Registering ownership in the Cadastre: how it works.
• Opening utility accounts.
• Planning the renovation: renovation budget in Yerevan.

If you bought at the construction stage

If you bought off-plan, also check that the actual characteristics match the contract (floor, area, layout, view), as well as the completion date and grounds for compensation if it was missed. More: buying at the construction stage and choosing a reliable developer.

The data is current as of August 2026.

We can help you accept an apartment from a developer and record your comments properly. If you are still choosing, browse new builds for sale in Arabkir, in Nor Nork and in Davtashen, or send a request through apartment search.

Frequently asked questions

Can I sign the acceptance certificate if the developer promises to fix defects later?
Better not: after signing, the buyer's position is much weaker. With significant defects, the certificate is not signed until they are fixed, and comments are recorded in writing with a deadline.

What should I bring to the handover of a new-build apartment?
The contract with the specification, a floor plan with dimensions, a torch, a phone charger to test sockets, a tape measure and a sheet of paper to check the ventilation draught. It is best to inspect in daylight.

How do I check the ventilation during the handover?
Hold a sheet of paper to the vent: it should be drawn in. No draught in a new building means a problem the apartment owner cannot solve alone, so add it to the list of comments.

How should I record comments for the developer during the handover?
Make a written list of defects with a photo of each, sign it together with the developer's representative and keep a copy. State the deadline for fixing them and the procedure for a repeat inspection.