Crit.Pool leaking through the outer wall
Water steadily saturates the soil under the foundation → settlement → cracks in the building structure. This isn't cosmetic, it's a threat to the whole villa.
Fixing an advanced stage$10,000+
Expertise / 04 Villa Inspection
An independent inspection of your villa before the final payment
We visit the site, inspect the villa and hand you a full report on its condition, before you transfer the final money.
45
defects at the last inspection
9
of them critical
3–4 days
to your report
<1%
of the villa's value
Why it matters
Before the payment, not after
The developer says everything is ready. You believe it, because there's no way to check it yourself. This is exactly the moment when most people make the final payment. And this is exactly where they lose money.
After the final payment you have no leverage left. The developer has already got what they wanted, and their motivation to fix defects disappears. Any claims turn into email threads, promises and trips to lawyers.
While the final payment (5–15%) is still outstanding, you have leverage. If engineering defects aren't fixed now, the management company will have to deal with them later, and those costs come out of your net rental income.
Your leverage
Most of the money is already with the developer.The remaining 5–15% is your leverage. After payment it's gone.
What you get
A document that gets defects fixed
01
A negotiating position
With a professional report the developer fixes defects. Without one, they don't notice them.
02
A ready-made document
With a photo of every defect and clear requirements for the developer. You simply forward it.
03
A full picture of the villa's condition
Without flying to Bali.
The document's path
- 01
The report is in your hands
A document with a photo of every defect and requirements for the developer.
- 02
You forward it to the developer
One message. The document speaks for itself.
- 03
The developer fixes it
Before the final payment, while the leverage is yours.
The report
The product is the document
An inspection report with a photo of every defect and a clear classification.
Critical
Safety, leaks, structure. Must be fixed.
Functional
Issues that will affect day-to-day use.
Cosmetic
At your discretion, per the local tolerance standard.
Each item comes with a recommendation on what to demand from the developer. You hand the document to the builder and get back a report on the fixes.
On Bali the line between these categories is thinner than it looks. The next section shows why.
What's behind every defect
On Bali, cosmetic rarely stays cosmetic
Moisture, the tropical climate and contractor cost-cutting turn small snags into expensive problems.
Crit.
Crit.Condensate leak from the air-conditioning unit
Water destroys the ceiling slab → mold inside the wall → smell in the bedroom → premature unit failure.
Replacement + repair$2,000–4,000
Funct.Leaking plumbing
Constant moisture under the sink → rotting cabinetry and base → mold. An advanced case requires a full tear-out.
Repair$1,500–3,000
Cosm.Tile defect in the shower area
A chip in the shower → water behind the tile every day → mold, smell, waterproofing breakdown → tearing out the entire shower.
Repair$3,000–5,000
Cosm.Tile gap and chip
Moisture under the tile → adhesive breaks down → tiles come loose → black mold → health harm, smell.
Full bathroom re-tiling$2,000–3,000
Cosm.Countertop: exposed concrete
Exposed concrete in a wet zone → constant soaking → mold inside the structure → destruction of the countertop and the wall behind it.
Why ADG Construction
We know from the inside how Bali is built
We're not outside consultants. We build on Bali ourselves.
Three specialists, a builder, a utilities engineer and an assistant, know from the inside where corners get cut during construction and what surfaces a year later, not at handover.
45 defects at the last inspection, 9 critical.The client presented our report to the developer and got every critical defect fixed before the final payment.
How it works
Three stages: your report in 3–4 days
011–2 days before the visit
Preparation
We review your contract with the developer and the project documentation. We build a checklist for your specific property. We coordinate the visit with the developer ourselves, you're not involved.
024–8 hours
On-site visit
Three specialists go through the villa across 13 zones, checking what was built against the contract. Every defect gets a photo and a category: critical, functional, cosmetic.
031–2 days after the visit
Report
You receive a document with 50–100 photos and specific requirements for the developer. You simply forward it.
Pricing
A transparent rate
The cost of the inspection is far less than the price of a single mistake.
Interior area$10 / m²
Grounds$5 / m²
Minimum per visit$500
Example. A villa of 150 m² interior + 200 m² grounds → $1,500 + $1,000 = $2,500. For a villa priced from $250,000 that's under 1% of its value, and many times less than fixing, on your own, the defects we find.
Optional: a follow-up visit after the fixes, same angles, documented "before / after". A separate service.
Of the villa's value<1%
A typical inspection costs under 1%, versus tens of thousands to fix the same defects after payment.
What to do next
Five steps, then no more stress
- Get in touch: send us the villa address and the final-payment date.
- We agree on a visit date, usually within a week.
- Payment.
- Defect report within 1–2 days after the visit.
- You forward the report to the developer for fixing. Relax, no stress.
10%
Agents and brokers: earn from $150 for every referral
Recommend an independent inspection to your client and receive 10% of the inspection cost. We handle everything ourselves.