How to Check an Apartment’s Floor Area at Handover and What to Do if the Size Doesn’t Match
Publication date: February 17, 2026
Checking an apartment’s floor area at handover means taking actual measurements of the rooms and then comparing the results with the contract and the floor plan. If the figures don’t match, the discrepancy should be recorded immediately in the handover report, and if a dispute arises with the developer, it should be confirmed by an independent measurement.
Area discrepancies occur even in new buildings and can affect the final purchase price, especially when the price is calculated per square metre. That’s why verifying the floor area at handover is not a mere formality, but a practical way to protect your money and your negotiating position with the developer.
How to Check an Apartment’s Floor Area at Handover
Checking the floor area should not start with a visual estimate, but with precise on-site measurements of all rooms. The figures obtained are then compared with the contract, the floor plan, and the applicable regulatory requirements. Only this step-by-step approach allows you to determine the apartment’s actual floor area.
Which Area Should You Measure at Handover?
When checking the floor area, it is important to be clear about which type of area is being discussed.
Total (gross) area typically includes all parts of the apartment, taking internal partitions into account. Usable (net) area reflects the space that can be used for its intended purpose, excluding certain structural elements. Living area covers only the habitable rooms.
From a legal standpoint, the area stated in the contract is usually the one that matters for handover and financial settlement. That is why measurements should be taken with the contract wording in mind and in line with the applicable building standards for calculating floor area.
Where Do Floor-Area Discrepancies Most Often Occur?
In practice, discrepancies are most often found in areas with complex geometry or a disputed status.
These typically include balconies and loggias, niches and built-in wardrobes, bathrooms, corridors, and areas affected by additional partitions. Errors can result from incorrect treatment of wall thickness, improper inclusion of auxiliary spaces, or construction deviations.
How to Measure Quickly and Correctly
For accurate measurement, use a laser distance meter or a reliable tape measure. Measure the length and width of each room along the internal face of the walls, without relying on finishes.
Everyday “at-home” methods have no evidential value and cannot be relied on in a dispute. Only precise measurements, properly documented, can support a correct verification of the floor area.
How to Compare Your Measurements with the Plan and the Contract
After measuring, compare the results with the floor plan and the contract terms. It is important to understand which calculation method the developer used.
The apartment is generally considered compliant with the contract if the discrepancy falls within permissible limits set by regulations and supported by court practice. If the difference exceeds those limits, it may be treated as a breach of the handover conditions.
Permissible Floor-Area Deviation
A permissible deviation is the maximum difference between the actual measured floor area and the area stated in the contract, within which the apartment is still considered properly handed over.
In practice, even a small deviation can have financial consequences, especially when the purchase price is calculated per square metre. If the discrepancy exceeds the permissible threshold, it may be treated as a material defect.
What to Do If There Is a Floor-Area Discrepancy
The right course of action depends on whether the actual area is smaller or larger than the contractual figure.
If the Actual Area Is Smaller Than in the Contract
In this case, the owner may request a price adjustment, compensation for the difference, or remediation if the discrepancy is linked to construction errors. Any claim should be based on documented measurement results.
If the Actual Area Is Larger
Not every increase in floor area gives the developer the right to demand an additional payment. You should check the contract terms and the permissible deviations. In some cases, such claims may be unfounded.
How to Properly Record a Floor-Area Discrepancy
Verbal remarks have no legal force. The discrepancy should be recorded in writing in the handover report or in a separate document.
The wording should be neutral and precise, and it should include specific figures. In a professional inspection report, these figures are typically supported by measurement schemes, recorded dimensions, and explanatory notes, which significantly strengthens their evidential value.
Frequently Asked Questions from Buyers at Apartment Handover
What should I do if, at handover, the apartment’s floor area is smaller than stated in the documents?
Record the discrepancy immediately in the handover report and request a price adjustment or compensation. If a dispute arises with the developer, it is advisable to obtain an independent measurement.
What should I do if the actual floor area is larger than stated in the contract?
Check the contract terms and the permissible deviations. An additional payment is only possible if there are lawful and contractual grounds for it.
What floor-area deviation is considered permissible?
A deviation is considered permissible if it falls within the limits set by the applicable standards for the specific type of property and contract. Exceeding those limits may be grounds for a claim.
What is considered a material defect at apartment handover?
A discrepancy may be considered material if it affects the property’s price or prevents its normal use.
When Is an Independent Measurement Necessary?
An independent measurement should be considered when the issue of floor area stops being merely a technical detail and becomes a matter of dispute or financial consequences.
Typical situations include:
- The developer disagrees with your measurements or asks you to sign the handover report without recording any remarks.
- The contract or its appendices contain wording that can be interpreted in different ways, and you need to document the actual condition as of the handover date.
- The discrepancy in floor area affects the price recalculation, and you plan to file a formal claim, negotiate through a lawyer, or pursue pre-trial settlement.
- There are doubts about whether certain areas were correctly included in the calculation, such as a loggia, balcony, niches, or irregularly shaped rooms.
- You need a formal document that can be attached to a claim, complaint, or court file.
In such cases, not only the final number of square metres matters, but also how that number was obtained. A professional measurement typically includes a clear methodology, a list of measured rooms, a calculation table or schematic layout, and photo documentation. This strengthens your position, because the dispute is then based not on opinions, but on verifiable and reproducible figures.
PKB Expert Perspective
PKB provides professional building inspections and independent property measurements as part of apartment handovers. Our inspectors assess the situation in the same way it would later be reviewed by a developer, a lawyer, or an expert witness, so the findings remain useful if the case turns into a dispute.
What this approach typically delivers:
- identification of floor-area discrepancies that are easy to miss during a self-check due to complex zones and calculation nuances
- documentation in a format that can be readily used in correspondence, formal claims, and negotiations
- clear, neutral wording without emotions or assumptions, tied to specific figures and specific rooms
Verifying the floor area at handover requires accurate measurements and a careful comparison with the contract. Any discrepancies should be recorded in writing. In contentious situations, involving an independent specialist significantly increases the chances of reaching a fair and well-supported outcome.
