Snagging and Handover: What to Check on a New Dubai Home

For a Dubai property handover, snagging means inspecting the unit before you accept the keys and listing every defect for the developer to fix at their cost. Check the walls, floors, doors, windows, air conditioning, plumbing, electrics, kitchen and balcony, room by room, and do not sign the handover acceptance until the list is closed. It is the last point at which the developer is clearly obliged to fix problems, and it is routinely skipped.

An hour or two with a checklist at handover saves months of chasing afterwards. This guide covers how handover works, a full checklist, whether to hire an inspector, and what protection you have afterwards (as of October 2026).

What is snagging?

A snag is any defect or unfinished item in a new home: a chipped tile, a door that does not close, a socket that does not work. Snagging is the process of finding and recording them. The list you produce is called a snag list, and the developer's contractor works through it before you take possession.

How does handover work in Dubai?

The exact steps depend on the developer and your sale agreement, so read yours first. A typical sequence looks like this.

Stage	What happens	What you do
1. Completion notice	The developer tells you the unit is ready	Check the notice against your sale agreement dates
2. Final payment	The balance and any handover charges are settled	Ask for a written breakdown of every charge
3. Snagging inspection	You or an inspector list every defect	Inspect before you sign anything
4. Developer rectifies	Defects are fixed	Ask for a written timeframe
5. Re-inspection	You confirm each item is fixed	Tick off the list, photograph the results
6. Acceptance and keys	You sign the handover documents and take the keys	Note meter readings and take dated photos
7. Defects period	Further problems are reported in writing	Keep every email and reference number

If your handover is late, see off-plan handover delays and your rights.

What should you check when you inspect a new home?

Doors, windows and locks

• Every door opens, closes and locks without force or scraping.
• Windows slide smoothly, lock, and the rubber seals are continuous.
• Glass is free of scratches and cracks, and balcony doors seal against dust.

Air conditioning

• Run the system for long enough to feel cold air at every vent in every room.
• Check the thermostat responds, listen for rattling, and look for water marks on ceilings or around the unit.
• Ask how the chiller or district cooling is billed, if the building uses it.

Plumbing and drainage

• Run every tap and shower, hot and cold, and check the water pressure.
• Flush every toilet, and look under sinks and behind toilets for leaks.
• Fill basins, tubs and the shower tray, then watch them empty. Slow drainage now becomes a blockage later.

Electrics

• Test every socket and switch with a plug-in tester or a phone charger.
• Open the distribution board, check each breaker is labelled, and press the test button on any safety trip.
• Check light fittings, extractor fans and the intercom.

Walls, floors and ceilings

• Look along walls with a torch held flat to the surface. It shows uneven plaster and paint runs.
• Tap tiles gently. A hollow sound means the tile is not fully bonded.
• Check grout lines, skirting boards, and the corners where wall meets ceiling for cracks.

Kitchen and bathrooms

• Doors and drawers align and close properly, and worktop joins are sealed.
• Built-in appliances switch on, and silicone around sinks, baths and showers is neat and complete.
• Mirrors, towel rails and shower screens are fixed securely.

Balcony and external areas

• The railing is solid, because it is a safety item rather than a cosmetic one.
• The floor slopes towards the drain, and water does not pond.
• Villas and townhouses: check gates, boundary walls, the garden irrigation point and the roof access.

Paperwork to collect

• Appliance manuals and warranty cards
• Keys, access cards and parking permits, counted and listed
• The building or community rules
• The first service charge invoice. Our guide to service charges and maintenance fees explains how they work.

How do you write a snag list that the developer will act on?

1. Number every item and state the room, the exact location and the problem, such as "Bedroom 2, window on north wall, lock does not engage".
2. Attach a dated photograph to each item.
3. Give the list to the developer in writing and keep proof of when you sent it.
4. Ask for a date by which each item will be fixed.
5. Re-inspect every item and do not accept until each one is closed or recorded as agreed.

Should you hire a professional snagging inspector?

On most purchases, yes. A professional brings tools you do not own, such as a moisture meter, a thermal camera and a spirit level, and knows what to look for behind finishes. Inspectors produce a photographed report that developers tend to take seriously. Prices depend on the size of the home, so ask two or three companies for a quote against the value of the property. Our guide on how to choose a snagging company sets out what to ask.

	Doing it yourself	Hiring an inspector
Cost	Free	Priced by home size
Hidden issues such as damp or insulation gaps	Usually missed	Tools to detect them
Report the developer will act on	Depends on your detail	Photographed and structured
Best for	Small units, a second pair of eyes	Villas and higher-value homes

What should you bring to a snagging inspection?

• A printed checklist and a pen, plus your sale agreement and floor plan
• A phone or camera with enough storage for hundreds of photos
• A torch, to run along walls and look inside cupboards
• A plug-in socket tester and a phone charger
• A small spirit level, a tape measure and masking tape to mark defects
• A tissue or sheet of paper, to test window and door seals for draughts

Is it a snag or a major defect?

Snags are small, quick to fix and mostly cosmetic: paint marks, a loose handle, missing silicone. Major defects affect safety, use or the structure: water leaking through a ceiling, cracks that run through walls, air conditioning that does not cool, electrical faults, a balcony rail that moves. Mark major defects clearly on your list. If a defect is serious, do not accept the unit until it is fixed and re-inspected, and take advice on your rights under the sale agreement.

Should you snag a resale home too?

A resale home is not covered by the same handover process, and a developer's warranty may have run out. An inspection before you buy is still worthwhile, and you can negotiate the price or ask the seller to fix issues before transfer. For new-build units, the defects periods in the section above run from the completion certificate, not from the day you bought.

What are your rights after handover?

Dubai developers are liable for defects after handover, but the period depends on the type of defect and on your contract. Based on published legal summaries, as of October 2026:

• Structural defects: the developer is liable for ten years from the date of the completion certificate. This rests on the UAE Civil Code and Dubai's property laws.
• Mechanical, electrical, sanitary and sewage installations: the developer repairs or replaces defective items for one year.
• Cosmetic items: these are usually dealt with before you accept. Visible defects can be treated as accepted if you sign without recording them.

Check your sale agreement for its own defects liability period, and take legal advice before relying on any of the periods above for a specific claim. A claim may be time-limited from the date you discover the defect, so report problems in writing as soon as you find them.

What if the developer refuses to fix a defect?

1. Put the complaint in writing, quoting your snag list and the sale agreement clause.
2. Escalate to the developer's customer relations or handover manager and keep reference numbers.
3. For serious disputes, take advice from a Dubai property lawyer.

Mistakes to avoid at handover

• Signing before inspecting. Once you accept, arguments about who pays get much harder.
• Rushing the inspection. Allow two to three hours for an apartment, and more for a villa. Go in daylight.
• Accepting remotely. If you are abroad, appoint an inspector or an attorney to inspect for you.
• Verbal promises. If it is not written down, it is not agreed.
• Moving in before the list is closed. Possession can weaken your position on open items.

Buying off-plan?

Read our guides to payment plans and the fees payable at transfer, and browse current off-plan projects. Once you move in, a landlord with a spare unit can use our property management service.

Ask us if you would like a recommendation for a snagging inspector.