Legal & SPA
Vacant Possession and Defects Liability Period (DLP) Guide
Vacant Possession, CCC, and the 24-month Defects Liability Period explained for Khaya Residence's Q2 2029 handover, and what buyers should prepare.
Quick summary
Quick answer
Best for
Risk level
Buyer action
| Best for | Homeowners preparing for handover, buy-to-let investors, real estate planners, and new-launch buyers. |
|---|---|
| Risk level | Low |
| Buyer action | Engage a certified independent building inspector prior to vacant possession handover to document defects within the statutory 24-month DLP window. |
Understanding Statutory Vacant Possession (VP) and CCC
Vacant Possession (VP) marks the official handover milestone when buyers receive access keys and access cards to their completed residential unit. Under Malaysian housing law, developers cannot issue VP without securing a valid Certificate of Completion and Compliance (CCC). The CCC is issued by independent registered architects and engineers, certifying that the building has been constructed in full accordance with approved structural plans, safety standards, and utility connection requirements. For Khaya Residence buyers, targeted completion in Q2 2029 signals the formal commencement of ownership rights and utility meter activation.
The 24-Month Statutory Defects Liability Period (DLP) Protection
Governed by Schedule H of the Housing Development Act, Khaya Residence buyers benefit from a statutory Defects Liability Period running a full 24 months from the exact date of VP handover. During this window, joint developers TNB and Melati Ehsan are legally obligated to rectify any construction defects, hollow tiles, plumbing leaks, or electrical faults within 30 days of a written defect report, at zero cost to the owner. If they miss that deadline, you can serve a 14-day notice and rectify it yourself, then claim the documented cost from the 5% stakeholder retention sum held in escrow, or escalate claims up to RM50,000 to the Tribunal for Homebuyer Claims. Having a 24-month warranty provides strong consumer protection for incoming homeowners.
Structural Quality Reassurance from Pre-Built Podium Infrastructure
A key differentiator impacting handover quality at Khaya Residence is the project's unique construction foundation. Because the multi-storey parking podium, elevated carpark, and deep-piling foundation were completed during Phase 1 alongside Menara TNB, the underlying substructure has undergone years of structural settling. This eliminates common settlement cracking issues that sometimes affect greenfield developments during initial handover years. Furthermore, premium interior specs like timber flooring, 600x600mm floor tiles, and Ferroni bathroom fittings ensure durable long-term quality.
Practical Inspection Checklist for Handover Day
On handover day, buyers should approach the VP inspection systematically to identify potential defects early. It is highly recommended to hire a professional independent building inspector equipped with thermal imaging cameras and moisture meters. Key inspection focus areas include testing all electrical points, checking water pressure and drainage flow in bathrooms, inspecting window sealant integrity, and checking timber flooring for uneven settlement. Submitting a thorough defect report immediately ensures developer rectification teams resolve items prior to tenant move-in or interior fit-out works.
Buyer checklist
Handover in Q2 2029 comes with statutory 24-month DLP warranty coverage under Schedule H, reinforced by the completed Phase 1 foundation and TNB joint venture backing.
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| 1 | Confirm Certificate of Completion and Compliance (CCC) issuance prior to VP |
|---|---|
| 2 | Understand your 24-month statutory Defects Liability Period (DLP) rights under Schedule H |
| 3 | Hire a professional certified building inspector for official VP inspection day |
| 4 | Inspect high-spec finishes: timber flooring, 600x600mm tiles, and Ferroni bathroom fittings |
| 5 | Submit formal written defect list to developer rectification team within notice window |
Common questions
How long is the Defects Liability Period (DLP) for Khaya Residence?
Under statutory Schedule H SPA rules, buyers receive a full 24-month Defects Liability Period (DLP) warranty starting from the date of Vacant Possession (VP) handover.
Who pays for defect rectifications during the 24-month DLP?
The joint developers, TNB and Melati Ehsan, are legally required to rectify all genuine construction defects identified during the DLP at zero expense to the buyer.
What is the difference between VP and CCC?
CCC (Certificate of Completion and Compliance) is the official technical certification issued by architects confirming the building is safe, while VP (Vacant Possession) is the handover of keys to the buyer.
Lewis Chong
REN 69566 · IQI GlobalProperty advisor helping KL, JB, and Penang buyers make data-backed property decisions.
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Confirm Certificate of Completion and Compliance (CCC) issuance prior to VP
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Understand your 24-month statutory Defects Liability Period (DLP) rights under Schedule H
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Hire a professional certified building inspector for official VP inspection day
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Inspect high-spec finishes: timber flooring, 600x600mm tiles, and Ferroni bathroom fittings