Property Snagging in Dubai: The Handover Inspection Checklist and Your Rights

Property snagging is a systematic inspection of a newly built home to find, photograph and list defects — from cracked tiles and leaking joints to faulty wiring — so the developer fixes them. In Dubai it is done at handover, and the resulting “snag list” is your formal record of what must be repaired.

Every new building has snags. Most are cosmetic; a few are not. The difference between a smooth handover and years of arguing with a developer is usually whether the defects were documented properly at the start. This guide explains when to snag, what to check room by room, whether to hire a snagging company, and what Dubai law says about the developer's duty to fix defects after you move in.

What is snagging, and why does it matter in Dubai?

A snag is any defect or unfinished item in a new property: something damaged, missing, not working, or not built to the agreed specification. Snagging is the process of finding and recording them, and a snag list is the written report you give the developer. It matters most for off-plan buyers, who are seeing the finished unit for the first time, but it applies to any newly completed home, including villas and townhouses in new communities.

Snagging protects you in two ways. Practically, it gets defects fixed while the developer's contractors are still on site. Legally, it creates dated evidence that a problem existed at handover, which is exactly what you need if you later rely on the defects liability rules.

When should you do a snagging inspection?

When a project is complete, the developer obtains a building completion certificate and invites buyers to handover. Most Dubai developers offer a pre-handover inspection appointment before you sign the handover documents and collect the keys. That is the moment to snag. Book it for daylight hours, ask for the power and water to be connected so you can test everything, and do it before any furniture or appliances go in — once the home is furnished, defects are harder to see and easier for a developer to attribute to you.

What should a snagging checklist include?

Use the table below as a room-by-room starting point. Take a notepad or phone, a torch, a spirit level, a phone charger (to test sockets), masking tape to mark defects and a camera. Photograph every issue with something in the frame for scale, and note the room and wall.

How do you snag a property step by step?

1. Get the handover notice and paperwork. Read the developer's handover pack, the specification in your sales and purchase agreement and the list of included fittings.
2. Book the inspection. Ask for a daylight slot with power, water and air conditioning running. Arrange a snagging company now if you are using one.
3. Inspect systematically. Work room by room, top to bottom — ceiling, walls, windows, floors, fittings — then test every socket, tap, drain and AC unit.
4. Record every defect. Photograph it, number it, note the location and describe it in plain words.
5. Submit the snag list in writing. Send it through the developer's handover portal or by email and ask for a written acknowledgement and a target date for repairs.
6. Re-inspect after repairs. Check each item has been properly fixed, not just covered up, and sign off only what is complete.
7. Take handover, noting any outstanding items. Complete the final payment and utility connections — and, if the property is new to you, register with DEWA and, if you let it, Ejari.
8. Keep watching during the first year. Some defects, such as leaks or AC faults, only appear in use or in summer heat. Report them in writing as soon as you notice them.

What are the most common snags in new Dubai homes?

Most snag lists are dominated by finishing defects, but a handful of issues come up again and again in Dubai because of the climate and the pace of construction. They are worth extra attention during your inspection.

• Water leaks and poor waterproofing in bathrooms, balconies and under kitchen sinks, often showing as stains, bubbling paint or damp skirting.
• Air-conditioning faults, such as weak cooling, noisy fan coil units and condensate drains that leak into ceilings. Test every unit for at least a few minutes.
• Window and door seals that let in dust, heat and noise — important in a city where cooling is the largest summer bill.
• Hollow or uneven tiles and gaps in grout and silicone, which can crack or let water through over time.
• Electrical issues, including dead sockets, missing earth connections and unlabelled circuit breakers.
• Incomplete items, such as missing fittings, unfinished paintwork or appliances not listed in your specification.

Should you hire a snagging company in Dubai?

You can snag a home yourself, and for a small apartment in a well-run building many owners do. A professional snagging company is worth considering for villas, larger apartments and any purchase where you are abroad at handover. Inspectors typically use thermal imaging cameras to find hidden leaks and poorly insulated spots, moisture meters, and gauges to test water pressure and levels, and they produce a formatted report developers are used to receiving. Fees are commonly reported from roughly AED 500 to AED 1,200 for an apartment and roughly AED 1,200 to AED 2,500 or more for villas and larger homes, depending on size.

• Ask for a sample report to see how clearly defects are photographed and described.
• Check what is included, such as thermal imaging, a re-inspection after repairs, and exterior or roof checks for villas.
• Confirm they are independent of the developer and the agent who sold you the property.
• Agree the timing so the report is ready before your handover appointment.

What is the defects liability period in Dubai?

Dubai law gives buyers of units in jointly owned buildings two statutory protections. Under Article 40 of Dubai Law No. 6 of 2019 on the ownership of jointly owned real property, the developer is liable to repair or replace defective installations for one year from the date the unit is handed over to the owner, and to remedy defects in the structural parts of the building for ten years from the date of the completion certificate. If an owner delays taking possession, the one-year period runs from the completion certificate instead — another reason not to postpone your handover inspection.

Separately, UAE federal law imposes decennial liability on contractors and supervising engineers for collapse and defects that threaten a building's stability or safety, for ten years from delivery of the works. This was long set out in Articles 880 to 883 of the 1985 UAE Civil Code; the new Civil Code, Federal Decree-Law No. 25 of 2025, which took effect on 1 June 2026, carries the regime forward in Articles 821 to 824, including a three-year window to bring a claim after collapse or discovery of the defect. That regime primarily governs the developer's claims against its contractor, but it is part of why structural failures are taken seriously. Your sales and purchase agreement may add its own warranty terms on top.

What if the developer won't fix the snags?

Start by escalating in writing, attaching your snag list, photos and the developer's acknowledgement, and setting a reasonable deadline. For shared-area defects, involve the owners association and the property management company. If that fails, you can raise a complaint with the Dubai Land Department and its Real Estate Regulatory Agency, and serious or costly disputes may need a lawyer and, ultimately, the courts. The clearer your dated records, the stronger your case. If you are buying a completed resale unit instead, see our guide on how to buy property in Dubai for the checks that apply, and look at homes for sale or contact us if you need help arranging an inspection.