Dispute with the developer over defects in the premises

1. A dispute with a developer starts with determining the correct legislation

Before we send a demand letter featuring five exclamation marks and seven legal bases, we need to establish three things:

1. has the handover of the property already taken place;
2. has the ownership of the property already been transferred to the purchaser;
3. Which statute applies to a specific investment and contract.

Before transferring ownership, the acceptance procedure from is of primary importance Article 41 of the Development ActFollowing the transfer of rights, the developer's liability for defects — to the extent not regulated in Article 41 — is subject to the relevant provisions of the Civil Code concerning statutory warranty. As of 2025, this follows directly from Article 41a of the Development Act.^[1]

Transitional provisions also matter. Older developments may partially fall under the previous developer act. Therefore, the handover date visible on the calendar does not always provide the answer as to which legal regime should apply. The law, unfortunately, has not become any simpler just because a development has a modern English name.

2. Taking possession of a flat from the developer: technical theatre or a key step?

The handover is not a ceremonial presentation of keys. From the perspective of the subsequent process, it is one of the most important moments of the entire relationship. Pursuant to Article 41 of the Developers' Act, the transfer of rights is preceded by a handover, carried out in the presence of the purchaser, and a protocol is drawn up from the handover.^[1]

You can attend the handover on your own. You can also bring along an engineer or inspector equipped with measuring equipment. The second option usually costs less than later recreating from photographs whether a two-centimetre gap was already there at the handover or whether it appeared — as the other party will probably suggest — due to metaphysical causes.

What should be checked during the handover?

• floor area and layout of the premises compared to the agreement, design and standard;
• evenness and deviations of walls, floors and ceilings;
• installation, adjustment and airtightness of windows and balcony doors;
• condition of glazing, frames, sills and flashings;
• electrical, plumbing, drainage, ventilation and heating installations;
• falls on balconies, terraces and in wet areas;
• traces of moisture, leaks, mould and makeshift "cosmetic fixes";
• compliance of the materials used with the agreement, prospectus and finishing standard;
• storage unit, parking space and appurtenances, if included in the contract.

Can a developer carry out a unilateral handover after a single non-attendance?

Provisions less favourable to the purchaser than the Act are invalid, and the relevant statutory provisions shall apply in their place. The developer may withdraw from the contract due to the purchaser's failure to appear for the handover or the notarial deed only despite making two written delivery calls at intervals of at least 60 days, unless non-appearance is due to force majeure.^[1]

A clause providing for far-reaching consequences after just the first non-appearance does not acquire legal force simply because it was printed in a small font and given a paragraph number.

3. Reporting defects in the protocol: 14 and 30-day time limits

Defects found during handover must be entered into the protocol. The developer does not review them purely as a courtesy. The Act triggers a specific procedure.

Failure by the developer to take a position within 14 days means that the defects are deemed to be acknowledged. If the developer — despite exercising due diligence — is unable to remove the acknowledged defects within 30 days, they may indicate another deadline, but they should justify the delay. The new deadline must not cause excessive inconvenience to the purchaser.

If the developer fails to remove the defects within this period as well or fails to indicate one altogether, the purchaser shall set another deadline. Upon its unsuccessful expiry, the purchaser may have the defects removed at the developer's expense.^[1]

How to properly describe a defect?

A good description should indicate:

• location of the defect
• its visible symptom and size;
• the measurement result, if available;
• the attached photos or recordings;
• the expected method of restoring the premises to a condition in accordance with the contract.

“Please repair the balcony” gives the developer considerable creative leeway. “Please rectify the leak by ensuring proper waterproofing, flashings and drainage gradients, and restore the damaged layers” describes the result that can subsequently be sought.

4. Does the absence of a fault in the report preclude any claims?

No. Signing the protocol without indicating a given defect does not create a statutory presumption that the premises were free from all faults. The acceptance protocol is not a death certificate for claims.

However, the absence of such an entry may weaken the evidence. The developer may claim that the defect:

• did not exist at the time the premises were handed over;
• was created whilst the flat was being fitted out;
• results from improper use;
• was visible and was accepted by the purchaser.

The Act furthermore provides for a procedure for defects revealed after the signing of the protocol, but before the transfer of ownership. The purchaser may report such a defect to the developer, and the time limits regarding the position and removal of the defect shall be counted from the date of the report.^[1]

Following the transfer of ownership, the rules on statutory warranty for defects shall apply. In such a case, it will be crucial to demonstrate that the defect existed at the time when the risk passed or resulted from a cause already inherent in the premises. If the consumer discovers a defect before the expiry of one year from the handover, the statutory presumption that the defect or its cause already existed at that time operates in their favour.^[2]

5. Major defect and refusal to accept the premises

Not every defect justifies refusing to accept the work. A scratched window pane, a minor chip in the plaster or a crooked skirting board may justify a request for repairs, but these issues alone do not usually constitute a legal right to refuse acceptance.

The Developer Act does not contain a full definition of a material defect. By way of assistance, one can refer to the body of case law concerning construction works. The Supreme Court has indicated that a material defect is one that renders the property unfit for the agreed use in accordance with its purpose or leads to the works being performed in a manner manifestly contrary to the contract.^[3]

How does refusal upon first delivery work?

The purchaser may refuse to take delivery if, at the time of handover, they discover a material defect and the developer refuses to acknowledge it in the handover report. If the developer acknowledges the defect as significant, the procedure for rectifying it shall apply, and once the relevant deadline has expired without the defect being rectified, the purchaser may withdraw from the contract.^[1]

What about the second inspection?

Refusal to carry out a re-inspection due to a major defect requires the presentation of an opinion by a construction expert. The purchaser applies for the opinion within a month of the refusal. If the expert confirms the major defect, the purchaser may withdraw from the contract. The cost of the opinion is borne by the developer if the major defect is confirmed, and by the purchaser if the expert does not find it.^[1]

6. Statutory warranty for flat defects after the transfer of ownership

Following the transfer of ownership of the premises, the developer's liability for defects — to the extent not regulated in the handover procedure — is subject to the corresponding application of the provisions on statutory warranty.^[1]

Statutory warranty is the seller's legal liability for a defect, which means the property's non-compliance with the contract. A premises may be non-compliant with the contract, inter alia, when:

• does not have the properties required for its intended use;
• it lacks the features that the developer assured it had;
• it is not fit for a particular purpose agreed upon at the conclusion of the contract;
• it was issued in an incomplete state;
• has been incorrectly manufactured or installed.^[2]

Not only the notarial deed and the developer agreement are important, but also the prospectus, the finishing standard, the design and the specific assurances presented to the purchaser. The sales brochure can sometimes be works of fiction, but in a legal process it can unexpectedly be promoted to the role of evidence.

Does the developer have to be at fault?

Liability under warranty is objective and, as a rule, does not depend on proving the seller's fault. Therefore, the developer will not absolve themselves of liability merely by stating that the defect was caused by a contractor or subcontractor. What is important, however, is whether the defect existed at the time the risk passed or resulted from a cause inherent in the premises at that time.

In a consumer relationship, warranty liability cannot be freely excluded or restricted. A contractual clause is not a time machine capable of rolling back the applicability of statutory provisions.^[2]

7. What can be demanded from the developer?

The choice of claim should stem from the client's objective, the type of defect, the stage of the case and the evidence. Repair, price reduction, withdrawal and compensation are not lottery tickets that you throw all together into one demand just in case.

7.1. Request for defect removal

The buyer may request the removal of the defect. After the transfer of ownership, the repair should take place within a reasonable time and without undue inconvenience. The costs of repair, including labour, materials, removal and reassembly, shall in principle be borne by the seller.^[2]

The notice must specify not only what is visible, but also the expected result. Painting over a stain is not removing the cause of the leak. It is decoration.

7.2. Reduction of the flat price

A price reduction does not consist of copying the amount from the cost estimate. In accordance with Article 560 § 3 of the Civil Code, the reduced price should remain in such a proportion to the price resulting from the contract as the value of the flat with a defect remains to the value of the flat without a defect.^[2]

The Supreme Court in case II CSKP 109/22 held that a smaller floor area of a premises than agreed may constitute a defect affecting its value, and the price reduction mechanism is intended to restore the economic balance of performances. However, this requires determining the proper proportion of value, rather than performing a simple calculation: "number of missing metres × asking price".^[4]

7.3. Termination of the contract

After the transfer of ownership, the buyer may submit a statement of withdrawal under warranty, but not when the defect is immaterial. The seller may also, under certain conditions, prevent immediate withdrawal by promptly and effectively remedying the defect without undue inconvenience to the buyer.^[2]

Before transferring ownership, the specific developer act procedure described above must be followed. Mixing up these procedures in a notice of withdrawal could make the developer's lawyers' day.

8. Compensation from the developer for defects

Compensation from the developer for defects it can be claimed primarily on the basis of contractual liability under Article 471 of the Civil Code, if the delivery of a defective premises constitutes improper performance of the contract. It must be demonstrated that:

1. non-performance or improper performance of the obligation by the developer;
2. arising of property damage;
3. amount of damage
4. normal causal link between the breach of contract and the damage

Having demonstrated these elements, the developer can defend themselves by proving that the breach occurred for reasons for which they are not responsible. However, it is not enough to say: "the subcontractor did it". Pursuant to Article 474 of the Civil Code, a debtor is liable for persons whom they employ to perform an obligation as for their own actions.^[2]

What can compensation cover?

Depending on the factual circumstances and evidence, the claim may include, inter alia:

• rational costs of repairs carried out and reconstruction of damaged elements;
• reasonable costs of technical expert reports, if they were purposeful and necessary;
• costs of temporary accommodation, removal or storage of belongings;
• lost rent when the premises could not be let due to defects;
• other expenses and losses remaining in a normal causal relationship with the defect.

Every item must be proven. The mere conviction that the "developer should pay for everything" may be emotionally valid, but the court needs invoices, contracts, expert opinions, market data, and a causal link.

A repair estimate is important evidence, but not an ATM

In judgment I CSK 695/17, concerning buildings erected and sold by a developer, the Supreme Court held that damage may arise merely upon defective property entering the purchaser's estate, and compensation may cover expenses necessary to remove the defects.^[5]

However, account must be taken of the fresh resolution of seven judges of the Supreme Court of 13 May 2026, III CZP 25/25. The SC stated therein that in the event of improper performance construction contracts compensation cannot simply be determined as the equivalent of the costs of removing the defects^[6]

Nor is it possible to receive double compensation for the same loss, such as a full refund of repair costs and at the same time a full price reduction based on precisely the same economic effect of the defect. Tort law serves to repair loss, not to organise a 'two-for-the-price-of-one' promotion.

9. Statutory warranty vs commercial warranty — similar names, different rules

A guarantee is a voluntary commitment by the guarantor. Its scope derives from the guarantee statement. It may cover only certain elements, and provide for a specific procedure and its own time limits.

Statutory warranty arises from the law. A developer cannot freely exclude or limit it in a consumer relationship. Using the guarantee should not be automatically equated with waiving other means of protection.

If no other period is specified in the warranty statement, the statutory warranty period is currently two years from the delivery of the goods.^[2]

10. How long do you have to make a claim for defects in a flat?

The time limits depend on the legal basis. There is no single, universal answer such as: ‘you always have five years to take legal action against a property developer’. This statement may be true, partly true or simply incorrect.

Warranty periods

In the event of defects in the property, the seller is liable under the warranty if the defect is discovered before the expiry of five years from the date of handing over the property to the buyer. The Act refers to the issue of the document, not necessarily to the date of the notarial deed or the occupation permit.^[2]

The claim for the removal of a defect generally becomes time-barred one year after its discovery. However, if the buyer is a consumer, this period cannot end before the expiry of the five-year liability period. The right to a price reduction or withdrawal is exercised within a similar framework, taking into account special rules following a prior request for repair. Fraudulent concealment of a defect precludes simply relying on the expiry of the period for discovering the defect.^[2]

Time limits for claims for damages

Claims under Article 471 of the Civil Code are subject to separate rules. The general limitation period is six years, and for claims relating to the conduct of business activities — three years. The commencement of the limitation period depends on when the specific claim becomes due and does not necessarily have to begin on the exact date of taking possession of the premises.^[2]

11. Battle with the developer over defects in common areas

A leaking roof, a defective facade, a leaky underground garage, poorly executed insulation or problems with the communal utility system raise an additional question: Who can bring a claim?

Claims arising from individual sale contracts generally belong to the purchasers. The housing association does not acquire them automatically solely because the defect relates to the common property.

However, the Supreme Court in a resolution of seven judges III CZP 84/13 confirmed that a flat owner may, on the basis of an assignment agreement, transfer to the management board rights related to physical defects of the common property.^[7] In later case law, the Supreme Court recalled that without an assignment of claims, the housing association lacks standing to pursue the owners' compensation claims arising from defects in the common parts.^[8]

12. How should you prepare evidence in a dispute with a property developer?

In the construction process, the one who wins is not the one who uses the word "scandal" more often. The one who wins is the one who can demonstrate the defect, its cause, scope and financial impact.

Documents that need to be safeguarded

• the developer agreement and the deed of transfer of ownership
• information brochure and finish standard;
• project, floor plans and available technical documents;
• acceptance protocol and annexes;
• all correspondence with the developer, the property manager and the contractors;
• photographs and recordings with a verifiable date;
• measurement results and inspection reports;
• private technical reports and cost estimates;
• tenders, contracts, bills and invoices;
• evidence of making the premises available for inspection or repairs;
• documents confirming further costs and lost revenue

What should a good technical report determine?

1. what is the symptom of the defect;
2. what is the technical cause of this;
3. czy przyczyna istniała w chwili wydania lub wynika z wykonania budynku;
4. jaki zakres prac jest niezbędny;
5. jaka technologia naprawy jest prawidłowa;
6. jak wada wpływa na użytkowanie i wartość nieruchomości;
7. jakie koszty są racjonalne i konieczne.

„Na ścianie jest grzyb” opisuje skutek. Nie odpowiada na pytanie, czy przyczyną jest przeciek, wadliwa izolacja, mostek cieplny, awaria instalacji czy sposób użytkowania. Deweloper chętnie wybierze ostatnią wersję, jeżeli nabywca nie przygotuje dowodów na żadną inną.

13. Najczęstsze argumenty dewelopera — i co z nich wynika

„Wszystko mieści się w normach”

Normy techniczne są ważne, ale nie wyczerpują treści umowy. Lokal powinien odpowiadać projektowi, przeznaczeniu, standardowi i konkretnym zapewnieniom dewelopera. Samo rzucenie numerem normy nie kończy analizy, zwłaszcza gdy nie wiadomo, czy mowa o właściwej normie, właściwej metodzie pomiaru i właściwej wersji dokumentu.

„Podpisał Pan protokół bez uwag”

To nie oznacza automatycznego zrzeczenia się roszczeń za wady ukryte lub ujawnione później. Może jednak pogorszyć sytuację dowodową. Odpowiedzią nie powinien być oburzony mail, tylko materiał pokazujący datę ujawnienia i techniczną przyczynę wady.

„To wina podwykonawcy”

Dla nabywcy stroną umowy jest deweloper. Odpowiedzialność za osobę, której powierzono wykonanie zobowiązania, wynika z art. 474 k.c. Ewentualny regres wobec podwykonawcy jest problemem organizacyjnym dewelopera, nie nowym hobby właściciela mieszkania.^[2]

„Gwarancja już minęła”

Upływ gwarancji nie oznacza automatycznie wygaśnięcia rękojmi ani roszczeń odszkodowawczych. Każda z tych podstaw ma własny zakres i terminy.

„Nie wydał Pan pieniędzy na naprawę, więc nie ma szkody”

To argument wymagający obecnie poważnego potraktowania, zwłaszcza po uchwale III CZP 25/25 dotyczącej umów o roboty budowlane. Nie jest jednak uniwersalną odpowiedzią na każdą sprawę nabywcy lokalu. Trzeba ustalić rodzaj umowy, postać uszczerbku, utratę wartości oraz to, czy i jakie koszty stały się konieczne.

14. Walka z deweloperem krok po kroku

Krok 1: zabezpiecz stan lokalu

Zrób zdjęcia, nagrania i pomiary. Przy poważnej wadzie zleć oględziny techniczne przed zakryciem albo naprawą elementu.

Krok 2: ustal podstawę prawną

Sprawdź etap inwestycji, daty umów, odbioru i przeniesienia własności. Ustal, czy działasz w procedurze ustawy deweloperskiej, z rękojmi, gwarancji, odpowiedzialności kontraktowej czy na kilku podstawach równolegle.

Krok 3: ustal przyczynę techniczną

Nie każda rysa jest wadą konstrukcyjną i nie każdy przeciek wynika z winy użytkownika. Potrzebne są dane, nie intuicja pracownika infolinii ani nabywcy.

Krok 4: wybierz konkretne żądanie

Ustal, czy celem jest skuteczna naprawa, pieniądze odpowiadające obniżeniu wartości, naprawienie dalszej szkody czy zakończenie umowy.

Krok 5: wyślij precyzyjne wezwanie

Wskaż fakty, dowody, podstawę żądania, termin oraz konsekwencje braku wykonania. Pismo przedsądowe nie musi być długie. Musi być trafne.

Krok 6: pilnuj terminów

Oddzielnie policz terminy ustawy deweloperskiej, rękojmi i odszkodowania. Korespondencja reklamacyjna nie zawsze zabezpiecza ich bieg.

Krok 7: negocjuj albo przygotuj pozew

Ugoda ma sens, gdy realnie usuwa wadę lub kompensuje szkodę. Kolejna wiadomość, że „ekipa skontaktuje się w przyszłym tygodniu”, jest zwykle kontynuacją korespondencji, a nie ugodą.