Buyer guide
Snagging checklist
How to snag a new-build or off-plan Dubai home before handover: what to inspect room by room, how to report defects and how to follow up with the developer.
- When
- After handover notice, before accepting the keys if possible
- Who fixes
- The developer, through its defect process
- Evidence
- Photos, location and written description of each snag
- Follow-up
- Re-inspect and sign off only completed items
- Optional
- Professional snagging inspector
When snagging happens
When construction is complete, the developer sends a handover notice with the final payment due, utility registration steps and an inspection appointment. Most developers let you inspect before you sign the handover documents. Use that visit properly. Once you accept keys, defects are still the developer's responsibility under its warranty and Dubai's rules on defect liability, but getting work done before you move in or let the property is far easier. Read your SPA for the defects process and confirm the current legal position with DLD/RERA if a dispute arises.
Room-by-room checklist
Walls, floors and ceilings
Cracks, uneven paint, chipped or hollow-sounding tiles, gaps at skirting, stains that may indicate leaks.
Doors and windows
Alignment, smooth closing, locks and handles, seals, scratched glass, balcony door drainage.
Kitchen
Cabinet alignment, hinges, worktop joints and sealant, sink drainage, appliance function if supplied.
Bathrooms
Water pressure and temperature, drainage speed, silicone seals, tile grout, leaks under basins, extractor fans, floor falls towards drains.
Electrics
Every socket (take a plug-in tester), light, switch and the distribution board labelling.
Air conditioning
Cooling in each room, thermostat control, condensate drainage, noise.
Outside (villas and townhouses)
Roof and parapet waterproofing, external paint, boundary walls, drainage, gates, garden levels.
What to bring to the inspection
A torch, a plug-in socket tester, a spirit level, masking tape or sticky notes to mark defects, a phone charger and a notebook. Bring the floor plan and specification sheet from your SPA so you can check that finishes, appliances and fittings match what was promised. Allow several hours for a larger unit.
How to record and report
1. Number each snag, note the room and exact location, and take a clear photo with something for scale. 2. Classify each item: cosmetic, functional or safety. 3. Submit the list through the developer's official channel (portal or email) and keep the reference number. 4. Ask for a target date for rectification and the contact person. 5. Re-inspect. Only sign off items that are actually fixed, and attach a list of open items to anything you sign.
Using a professional snagging company
Independent inspectors use tools such as thermal cameras and moisture meters to find issues invisible to the eye, such as hidden leaks and missing insulation. They produce a formatted report developers recognise. It costs money, so weigh it against the property size and your own experience. Check the inspector's insurance and ask for a sample report.
Who does what at handover
The developer issues the handover notice, rectifies defects and hands over keys and documents. You pay the final instalment, register DEWA and chiller accounts, inspect and report. The building manager or owners' association takes over common areas. If you are letting the unit, your property manager can attend snagging and handover on your behalf. After handover, Oqood converts to your title deed — see title deed and Oqood and our handover checklist for new owners.
Common mistakes
- Signing a 'no defects' handover form under time pressure
- Reporting snags by phone without a written record
- Snagging in the evening without proper light
- Not testing AC and water under real use
- Letting a tenant move in before major items are fixed
Questions people ask
Can I refuse handover until snags are fixed?
It depends on the SPA and the nature of the defects. Minor cosmetic snags usually do not justify refusing handover; serious issues might. Take advice and record everything in writing.
Who pays to fix snags?
The developer, under its defect obligations. You should not be charged for rectifying construction defects.
How long does the developer have to fix defects?
Developers set rectification timelines and statutory defect liability periods apply. Check your SPA and confirm the current rules with DLD/RERA.
Is snagging needed for a resale property?
Not in the same way. For resales, use a property viewing checklist and consider a paid inspection.
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