1 Why do defects appear in new apartments? A systemic problem in the developer industry

Buying an apartment from a developer is often associated with perfection: perfectly straight walls, ideal right angles, modern installations. Unfortunately, the reality of the Polish developer market paints a completely different picture. As an expert participating in hundreds of technical handovers, I can state: over 90% of apartments have defects, and about 30% have defects serious enough to require costly repairs.

The mechanism of defect formation is complex and systemic:

Time pressure and crew rotation

Developers operate under tremendous schedule pressure. Every week of delay costs tens of thousands of zlotys. As a result, crews work in haste, and quality control takes a back seat. Additionally, frequent rotation of contractors (one crew does masonry, another plastering, yet another installs windows) leads to a diffusion of responsibility.

Shortage of qualified labor

The construction industry in Poland struggles with a chronic lack of good specialists. Many contractors are seasonal workers or insufficiently trained, which directly translates to the quality of work.

Cost optimization over quality

Price competition in the real estate market forces developers to cut costs. Unfortunately, this often happens through:

• Use of lower-quality materials
• Minimizing plaster and screed thickness
• Reducing construction supervision
• Treating complaints as a "cost of doing business"

2 Crooked walls and ceilings - the most common defect number one

This is an absolute leader in defect rankings. Walls "leaning" from the vertical by even 2-3 cm, corners far from a right angle (90°), ceilings waving like the sea - such defects are found in over 70% of apartments inspected at handover.

The scale of the problem - shocking numbers

During research conducted on 200 apartments in Warsaw and surrounding areas:

• 64% had deviations from the vertical exceeding 1.5 cm
• 42% had corner errors exceeding 3°
• 28% had ceilings with level differences exceeding 2 cm

The real cost of crooked walls

Many buyers downplay this problem, thinking that "furniture will cover it." This is a mistake that can cost:

Additional finishing costs:

• Installing kitchen cabinets on crooked walls: +300-800 PLN
• Straightening walls with plaster: 40-80 PLN/m²
• Correcting installations shifted by straightening: +200-500 PLN
• Problems installing sliding doors: +150-400 PLN

Hidden operational costs:

• Uneven heating/cooling of rooms
• Difficulties with space arrangement
• Reduced market value in case of resale

How to check? Simple tests without specialized tools

You don't need expensive equipment to detect most irregularities:

Note in the Ailink Generator: If curvatures are detected, the generator automatically suggests measurement by a surveyor or construction inspector, whose cost (300-500 PLN) you can demand from the developer as compensation for being misled about the technical condition.

3 Plaster cracks and wall scratches - when is it normal, and when is it an alarm?

Cracks and scratches cause particular concern among buyers. Rightly so? Yes and no. Not every crack is dangerous, but each one requires attention and correct description in the protocol.

Crack classification - knowledge that saves nerves

Structural cracks (DANGEROUS):

• Width: above 0.5 mm
• Character: branching, running for several meters
• Location: lintels, corners of windows and doors, junctions of load-bearing walls
• Direction: diagonal (at a 45° angle) or horizontal

Shrinkage cracks (TYPICAL):

• Width: up to 0.3 mm
• Character: straight, short (up to 50 cm)
• Location: centers of large wall planes, junctions of different materials
• Direction: vertical or horizontal

Surface scratches (COSMETIC):

• Width: hairline, barely visible
• Character: network of fine scratches
• Cause: plaster drying too quickly or improper priming

Red flags - when to call a specialist immediately?

Some symptoms require urgent intervention:

Function in the Ailink Generator: The application contains a module for documenting cracks with the ability to add measurements directly to photos, create measurement grids, and automatically classify the type of crack based on entered parameters.

4 Uneven floors and defective screeds - a hidden time bomb

Floor defects are masters of camouflage. On a bare screed, it's hard to spot problems that will only appear after laying panels, tiles, or carpet. And then, repair means dismantling the finish, new screed, and re-finishing - a cost of around 5,000-15,000 PLN in a standard apartment.

Most common screed defects - what to look for?

1. Voids and delaminations (the most dangerous defect):

Detected by tapping - a hollow sound indicates lack of adhesion to the substrate. Causes: lack of priming, contaminated substrate, too rapid water evaporation.

2. Unevenness exceeding standards:

Standard PN-EN 13383: level differences should not exceed 3 mm over 2 m. In practice, we encounter differences of even 2-3 cm! Test: place a straight board (2 m) on the floor and measure the gap underneath it.

3. Longitudinal and transverse cracks:

Minor shrinkage cracks are acceptable, but wide (over 0.5 mm) or deep ones require intervention.

4. Incorrect slopes in wet rooms:

In bathrooms, kitchens, balconies: minimum slope of 1-1.5% towards the drain. Error: often the slope is opposite or leads to a corner.

Tests you can perform yourself

Ailink Generator in action: The application contains ready-made templates for describing floor defects with predefined parameters in accordance with construction standards. Automatically generates a repair request with specific technical guidelines.

5 Faultily installed windows - leaks that cost heat and money

Windows are one of the most expensive elements of apartment equipment and simultaneously one of the most frequently installed with defects. Installation errors can reduce their insulation by up to 40%, which in terms of heating costs translates to losses of around 500-1500 PLN annually in a standard apartment.

Most common installation errors - control checklist

1. Installation leaks:

• Gaps between frame and wall above 5 mm
• Lack of or discontinuous layer of mounting foam
• Lack of vapor barrier tape inside and vapor-permeable tape outside

2. Window alignment errors:

• Windows not vertical (standard: max 1.5 mm deviation per 1 m height)
• Bent frame (check diagonal: difference should not exceed 3 mm)
• Uneven joints around the window

3. Faulty fittings and seals:

• Difficulty opening/closing despite proper alignment
• Drafts with the window closed
• Moisture or frost inside the glass pane gap (seal between panes)

Practical tests for every buyer

Legal note: Window warranty often covers only material defects, not installation errors. That's why it's so important to describe installation defects in detail in the handover protocol - then the developer is responsible as the construction contractor.

6 Doors - crooked, rubbing, leaky. Small detail, big problem

Entrance doors, interior doors, balcony doors - each of these elements can cause problems. Although door defects are rarely dangerous to the structure, they significantly reduce comfort of use and are an annoying testament to contractor negligence.

Typical door problems in new apartments

Entrance doors:

• Too tight or too loose closing
• Leaks around the perimeter (heat loss, noise)
• Faulty intercom or electric lock
• Deformation of anti-burglary frames

Interior doors:

• Automatic opening or closing (improper hanging)
• Rubbing against floor or frame
• Uneven gaps around the leaf
• Cracks or damage to door panels

Balcony/glass doors:

• Problems with tracks in sliding doors
• Leaks similar to windows
• Damage to glass or frames

What can and cannot be accepted?

Ailink Generator suggests: The application contains an interactive checklist for each door type with the ability to note specific parameters (gap dimensions, closing force, hardware operation). Automatically generates a description of required adjustment or replacement.

7 Electrical installation - invisible but the most dangerous problem

Errors in electrical installation are not just inconveniences - they are real threats of electric shock, fire, and equipment damage. Unfortunately, as an "invisible" part of the apartment, it is most often overlooked during handovers. Meanwhile, our statistics show that every third apartment has serious electrical defects.

Most common and dangerous installation errors

1. Lack of residual current devices (RCD/ΔI):

ABSOLUTELY REQUIRED in wet rooms (bathroom, kitchen). Test: the TEST button on the switch should cause immediate circuit disconnection.

2. Incorrect phase connections:

Check with a tester (cost 30-50 PLN) if sockets have "neutral" and "earth" in the correct places. Error: swapping phase and neutral wires.

3. Circuit overload:

Too many sockets on one circuit breaker. Standard: max 10-12 sockets on a 16A circuit. Symptom: breakers trip when several appliances are connected.

4. Lack of grounding in sockets:

A common problem in older buildings, should not occur in new ones. Test with a tester or multimeter.

???? Tests you can perform yourself - safely!

Warning: Do not attempt to dismantle sockets or switches yourself if you are not an electrician! Even with breakers off, dangerous voltages may be present.

Special function of the Ailink Generator: The electrical module contains diagrams of correct connections and generates professional defect descriptions in language understandable to electricians, which speeds up and facilitates repairs.

8 Plumbing and sewage installation - defects that show up later

Errors in plumbing and sewage installations tend to appear only after several months of use. Leaks under the bathtub, blockages in vertical pipes, noisy pipes - these are problems that can ruin finishes and relationships with neighbors. The cost of repair after flooding can exceed 50,000 PLN, and insurance liability is often limited.

Key elements to check during handover

1. Sewage installation slopes:

Standard: 2-3% for 50 mm pipes, 1.5-2% for 100 mm pipes. Error: too little slope (blockages) or reverse slope (standing water). Test: pour a bucket of water and observe drainage speed.

2. Leakage at connections and joints:

Check if there are signs of leaks under sinks, in toilets, near faucets. Note: sometimes leaks only appear at full flow.

3. Water pressure:

Standard: 0.2-0.6 MPa (2-6 atm) for cold water. Too low: problems with watering, shower. Too high: damage to fixtures, noise. Pressure gauge: cost 30-80 PLN.

4. Pipe acoustic insulation:

Sewage pipes should be wrapped (mineral wool, foam). Lack of insulation = you hear every flush in the building.

Practical hydraulic tests for laymen

Ailink Generator recommends: For plumbing installations, performing pressure tests is particularly important, which the developer should document. In the application, you'll find a ready template for requesting presentation of pressure test protocols.

9 Ventilation - the most neglected system that determines health

Polish construction law clearly states: every residential unit must have effective ventilation. Meanwhile, over 60% of new apartments have faulty gravity ventilation. Consequences? Moisture, fungi, mold, poor well-being, allergies, and in extreme cases carbon monoxide poisoning.

How gravity ventilation works (and doesn't work)

Operating principle: Warm air rises upward, creating a draft in ventilation ducts. Operation depends on:

• Temperature difference (the colder outside, the better it works)
• Duct height (min. 4 m above the grille)
• Air supply (window vents or micro-openings)

Typical problems in new buildings:

• Connected ventilation ducts (from several apartments)
• Too short ducts (in apartments on high floors)
• Lack of vents in tight windows
• Ducts clogged with construction debris
• Lack of fire dampers in ducts

Ventilation tests - simple and effective

Legal standards: According to the Regulation of the Minister of Infrastructure, ventilation capacity in bathroom: 50 m³/h, in kitchen with window: 70 m³/h, in kitchen without window: 50 m³/h. The developer is obligated to provide these parameters.

Ailink Generator in practice: The application contains a ventilation test form with automatic result assessment. After entering observations, it generates specific repair requests compliant with standards.

10 Balconies and terraces - source of the most expensive and troublesome defects

Balconies and terraces are the elements most exposed to weather conditions and simultaneously most often executed with errors. The cost of repairing a defective balcony after finishing can reach 20,000-50,000 PLN and require demolition of the entire structure. It is precisely balconies that are the most common cause of court disputes with developers.

Critical balcony elements - inspection layer by layer

1. Waterproofing (most important layer):

Should be continuous, leak-proof, with overlaps min. 10 cm, with folds on walls min. 15 cm. Errors: breaks, poorly glued joints, mechanical damage.

2. Slopes (drainage):

Minimum slope: 1.5-2% (1.5-2 cm per 1 m) towards the drain. Common error: slope towards wall or corner instead of drain.

3. Railings (safety):

Height: min. 110 cm (standard). Spacing between elements: max 12 cm (prevents child from falling). Stiffness: railing should not bend.

4. Connection to building structure:

A particularly crack-prone area. There should be an expansion joint (dilatation gap) filled with flexible sealant.

Balcony tests - how not to be fooled by nice tiles?

Ailink Generator alerts: For balconies, the application particularly recommends hiring a waterproofing specialist. The cost of an expert opinion (800-1500 PLN) is disproportionate to potential repair costs. The generator creates a ready request for such an opinion at the developer's expense.

11 Apartment area - differences that cost real money

Differences between the area declared in the contract and the actual area are one of the most common causes of financial disputes with developers. 3 square meters less in an apartment priced at 10,000 PLN/m² is a 30,000 PLN loss. And conversely - meters "added" by the developer can mean an unplanned additional payment.

Three types of area - what are you really buying?

1. Projected area:

What appears in the building design and marketing materials. Often includes wall thicknesses that are different in reality.

2. Actual (usable) area:

Area measured inside rooms, after finishing. The only one that has real meaning for the user.

3. Settlement area:

Defined in the contract, according to which you pay. Should comply with standard PN-ISO 9836:1997. Often includes 50-100% of balcony/terrace/loggia area.

Who, how, and when can measure an apartment?

Authorized surveyors: Only a surveyor with proper credentials can perform an official measurement for settlement purposes. Cost: 500-1500 PLN depending on city and apartment size.

Independent approximate measurement: You can measure yourself to detect glaring differences:

Contract clause: Check carefully the provisions about area tolerances. Some developers insert clauses that differences up to 3% (or even 5%) are not subject to settlement. Such clauses may be considered abusive, but fighting in court takes years.

Ailink Generator helps: The application contains an area calculator with the ability to enter dimensions and automatically compare with developer declarations. Also generates a letter requesting an official surveyor measurement.

12 Common areas - a problem that returns later and costs everyone

When buying an apartment, you become a co-owner of the entire building. Defects in common areas are not just the developer's problem - they are future repair costs burdening the renovation fund and directly affecting the amount of administrative fees. A malfunctioning elevator, leaking garage, poorly insulated facade - these are problems that you and your neighbors will pay for.

What is subject to handover in common areas? Checklist

Staircase and lobby:

• Emergency and evacuation lighting (required by law)
• Railings and handrails (height, stiffness)
• Finishing (gypsum boards often crack in corners)
• Fire doors (must self-close)

Underground garage:

• Moisture insulation (most common problem)
• Drains and pumps (flood test!)
• Ventilation (particularly important in garages)
• Signage and lighting

Elevator:

• UDT inspection logbook (required before handover)
• Leveling (difference no more than 10 mm)
• Quiet operation (noise standards)
• Emergency system and cabin ventilation

Facade and roof:

• Insulation (evenness, lack of thermal bridges)
• Gutter system (water drainage away from building)
• Expansion joints and sheet metal flashings

Common area handover - how to organize it?

Ailink Generator for communities: The application offers a special mode for groups of residents, allowing joint documentation of defects in common areas with assignment to specific locations and repair priorities.

13 Handover psychology - why buyers accept defects and how to avoid it?

The buyer's biggest enemy during apartment handover is not the developer, but... their own psyche. Fatigue, time pressure, lack of knowledge, primacy effect, confirmation bias - these psychological mechanisms cause over 70% of buyers to accept defects they notice. Developers know this perfectly well and often unconsciously (or consciously) exploit it.

Psychological mechanisms working against you

1. Decision fatigue:

After months/years of searching, negotiations, signing documents, bank formalities - you simply have HAD ENOUGH. You just want it over with. The developer knows you're most susceptible to compromises at the finish line.

2. Social and time pressure:

"Others have already signed", "I need to move out of my old apartment", "The school year is starting" - these factors create artificial haste. The developer often organizes group handovers to exploit the "herd" effect.

3. "New" halo effect:

Fresh plaster, new windows, shiny sockets - this creates an impression of perfection. The brain focuses on the general impression, not details. Defects become "trifles" in the face of the overall "new and fresh".

4. False economy syndrome:

"I'll fix it myself, it'll be cheaper", "It's just a small scratch", "I don't want to argue" - such thinking costs thousands of zlotys later. Repairing a defect by the developer is FREE under warranty. Your repair - is not.

Strategies to defend against your own psyche

Ailink Generator as psychological buffer: The application acts as a "third, rational voice". Guides you step by step, doesn't allow skipping elements, automatically generates formal protocol language. It's like having an expert with you who doesn't succumb to emotions.

14 Effective handover strategy - don't get caught off guard, have a plan!

Knowledge about defects is 30% of success. The remaining 70% is strategy and execution. Apartment handover cannot be improvised - it's an operation requiring planning, appropriate resources, and clear tactics. Below is a complete action plan, developed during hundreds of handovers.

Phase 1: Preparation (2-4 weeks before handover)

Documentation:

• Study the developer contract - clauses about handover, warranty, guarantee
• Ask developer for the apartment's execution design (you have the right to this!)
• Collect all correspondence, offers, marketing materials

Tools:

• Purchase/create checklist (or use Ailink Generator)
• Prepare equipment: laser level, tape measure, flashlight, socket tester, dental mirror (for hard-to-reach places), rubber mallet, notepads, pens
• Camera/phone with good camera and video recording capability
• Power bank - handover often lasts 3-6 hours

Human resources:

• Hire a construction inspector (cost: 300-800 PLN - BEST INVESTMENT EVER)
• Or at least a friend in construction
• Don't go alone - minimum 2 people (one notes, the other checks)

Phase 2: Actual handover - step by step

Phase 3: After handover - what next?

If defects are minor: Accept repairs within agreed deadline. After repairs - corrective handover with confirmation.

If defects are serious: You can refuse to accept the apartment. This is your strongest bargaining card. Legal right: you can refuse if defects prevent normal use or their removal requires significant work.

If developer evades: Send registered letters (proof of delivery). After 14 days without response - formal demand for repair. Next: lawyer's help, consumer ombudsman, court.

Ailink Generator as command center: The application not only guides you through handover, but also:
1. Stores all documentation in the cloud
2. Generates automatic reminders about repair deadlines
3. Has ready templates for letters to developer at every dispute stage
4. Exports data to transfer to lawyer if needed

15 Ailink Defect Description Generator - why is it a 2024 must-have?

After reading the previous 14 sections, you now have full awareness of the scale of the challenge that is apartment handover. The question is: how to organize this vast knowledge, turn it into concrete actions, and conduct the handover without panic, without omissions, with maximum effectiveness? There's only one answer: Ailink Defect Description Generator.

What distinguishes Ailink from a checklist in Excel?

Intelligent guidance through the process:

This is not a static list. The Generator dynamically adapts to your apartment (size, floor, number of rooms, building type). Guides you step by step, not allowing you to skip any element.

Knowledge base built into interface:

For each element (e.g., "check bathroom slopes") you have access to: • Standards and regulations
• Practical tips on how to check
• Sample defect descriptions
• Reference photos (how it should look vs. typical defects)

Automatic documentation with geotagging:

You take a photo in the app - automatically adds date, time, GPS location, room name. Creates indisputable evidence.

Generation of professional protocols:

The application automatically formats the protocol with division by rooms, defect categories, priorities. Language is precise, technical, compliant with construction law requirements.

Savings calculator - how much will you really save?

Case study - real user stories

Ailink.pl - who are we and why do we do this?

Ailink.pl was created from the combination of three passions: construction, technology, and consumer justice. We are a team of:

• Construction supervision inspectors with 15 years of experience
• Lawyers specializing in construction law and consumer protection
• Programmers creating intuitive tools for users
• Former developer managers who know the system "from the inside"

Our mission: equalize chances between buyer and developer. We believe everyone has the right to an apartment built according to construction art, and knowledge should not be a privilege of the few.

Besides the Defect Description Generator, we also offer:

Have questions? Need advice even before buying an apartment?
Write to us: kontakt@ailink.pl or call: 
Initial consultation always free.