SAMPLE REPORT / REAL INSPECTION
108 defects.
One new house.
This is what one of our inspections really records. In October 2026 we inspected a newly handed-over double-storey house in the Kulim area of Kedah, just across the border from Penang. The owner's address is removed. The numbers and photos are real.
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What the report
found.
One new double-storey house, inspected by The Inspect Guys in October 2026, produced a report of 108 defect items and 194 photos across 19 areas. Finishing problems were the largest group (25 items, 23%), followed by cracks (18 items, 17%). Bathrooms accounted for 27 items (25%), and 32 items (30%) were outside the main rooms: external walls, car porch, perimeter, roof and the water tank area. One house is not a market average, but it shows what a room-by-room check records.
01 / BY DEFECT TYPE
What kind of
defects were they?
| Type | Items | Share | Examples from this report |
|---|---|---|---|
| Finishing | 25 | 23% | Poor door-frame finishing, rough wall and ceiling joints, a protruding nail and wire, incomplete work |
| Crack | 18 | 17% | Walls, beams, window hoods, boundary wall, a floor tile |
| Hollow | 13 | 12% | Skirting, wall tiles, step tiles, a bathroom kerb tile, a car porch beam |
| Gap & joint | 13 | 12% | Window frames and sills, door frames, a floor trap, tile joints |
| Damage | 13 | 12% | Scratched main door, chipped niche tile, exposed rebar, peeling paint |
| Stain & rust | 13 | 12% | Rusty hinge and basin, stained floor tiles, sediment in the water tank |
| Function | 9 | 8% | Misaligned sliding door, door latching, faulty light point, blocked gutter, open ground at a water heater switch |
| Water | 4 | 4% | Seepage below a bathroom, a leaking pipe, standing water on a bathroom floor, poor waterproofing at the tank |
Counts are report items, not individual tiles. One item can cover several tiles or a long crack with several photos. Another inspector could split or group the same defects differently, so compare what is recorded, not just the total.
02 / BY AREA
Where were
they found?
| Area | Items |
|---|---|
| Bathrooms (3) | 27 |
| Bedrooms (4) | 25 |
| External wall | 14 |
| Car porch | 6 |
| Perimeter and boundary wall | 5 |
| Water tank area | 5 |
| Kitchen | 5 |
| Entrance | 4 |
| Store room | 4 |
| Living and dining | 4 |
| Staircase | 4 |
| Family area | 3 |
| Refuse chamber | 1 |
| Roof | 1 |
Bathrooms and bedrooms are where owners look. The other number to notice is the 32 items outside the main rooms, in places that are easy to skip on a walk-through. See the landed house inspection page for how those areas are covered.
03 / HOW A FINDING IS WRITTEN
Number, place,
defect, photo.
Every item in the report follows the same pattern, so the developer's contractor can find it and you can tick it off later. These lines are copied from this report:
| No. | Area > element > defect | Photos |
|---|---|---|
| 6 | Car Porch > Beam > Crack | 1 |
| 16 | External Wall > Window Frame & Sill > Gap | 7 |
| 52 | Bathroom 1 > Floor > Stagnant Water | 1 |
| 76 | Staircase > Step Tile & Skirting > Hollow | 5 |
| 104 | Water Tank Area > Beam > Exposed Rebar | 1 |
On site, each spot gets a small coloured sticker, then a wide photo and any close-ups. In the report, each photo is circled by type: blue for hollow, red for cracks and damage, amber for gaps and joints, green for finishing and stains. The finished report is an A4 PDF.
04 / REAL PHOTOS
From this
inspection.
05 / OBSERVATION, NOT VERDICT
What the report
does not claim.
One line in this report reads External Wall > Wall Below Bathroom 1 > Water Seepage (Leak Source Unknown). That is deliberate. A visual inspection records what can be seen. It can point to where a problem is, but it does not always prove why it is there. Concerns that need an engineer, a waterproofing specialist or invasive testing are flagged for them.
06 / WHAT HAPPENS NEXT
From report
to repairs.
- Submit it. Send the list to the developer in writing, through its defect form or portal, within the defect liability period. See how the 24 months work.
- Count 30 days. Under the standard agreements the developer generally has 30 days from your written notice to repair.
- Tick off. The item numbers let you check each repair and list what is still open.
- Escalate if needed. See developer not fixing defects.
QUESTIONS
Quick
answers.
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Is 108 defects normal for a new house in Malaysia?
There is no official average, and this is one house. Totals depend on the size of the home, the build quality and how a report groups items. What matters is whether each defect is recorded clearly enough to be repaired, not whether the total is high or low.
Are these photos from a real inspection?
Yes. They come from a real inspection in October 2026. The address, project name and anything identifying the owner are left out.
What format is the report?
An A4 PDF with numbered items. Each item has its location, its element, the defect and one or more photos, which makes it easy to transfer to a developer's form or portal.
Do you inspect houses outside Penang?
We are based in Penang and serve Penang Island and Seberang Perai. Other areas are by arrangement. This report came from a house in the Kulim area of Kedah, next to the Penang border.
Can I see more of the report before booking?
Yes. Ask on WhatsApp at 016-470 5915 and tell us your property type, so we can show you the format that fits your home.
SOURCES & LIMITS
Where this
comes from.
Data from one inspection report by The Inspect Guys, October 2026, with identifying details removed. Counts are report items. One house is an example, not a statistic about Malaysian homes. Google Maps rating as seen on 30 October 2026.
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