Handover and snagging in Dubai: what to check and who fixes defects

Handover is the day an off-plan purchase becomes a home. It is also the last moment you have full leverage with the developer: before you sign the handover papers and pay the final instalment, you can list every defect and ask for it to be fixed. This guide explains the handover process, how to run a snagging inspection, and what Dubai law says about defects after you move in.

It is general information, not legal or technical advice.

What "handover" involves

The sequence usually runs like this:

1. Completion. The building is finished and the developer obtains the completion certificate. DLD's Project Status Enquiry lets a customer look up a real estate project's completion percentage and details in Dubai. You search by land number, project number or project name, through the website, app or WhatsApp, and the result is immediate [S4].
2. Handover notice. The developer writes to you with the handover date, the final amount due and the documents you need.
3. Inspection (snagging). You or an inspector check the unit and list defects.
4. Final payment and fees. You pay the balance due at handover and any fees the SPA puts on you.
5. Keys and documents. You sign the handover forms and receive the keys, access cards and manuals.
6. Title deed. DLD's Issue Title Deed service lets applicants request registration of title deed issuance, to update the approved title deed document at DLD. The service lists a title deed certificate issuance fee, a map issuance fee, a knowledge fee and an innovation fee; check the current amounts on the DLD page [S3].

Read your handover notice against the SPA. If an amount appears that is not in the contract, ask for the clause.

Snagging: how to inspect a new unit

"Snagging" means finding and listing defects ("snags") before you accept the unit. You can do it yourself or hire an inspection company; inspectors bring tools such as moisture meters and thermal cameras that find problems you cannot see.

Before you go

• Take the SPA, the floor plan and the specification annex.
• Ask for the electricity, water and cooling to be connected so you can test them.
• Go in daylight and allow several hours.

What to check, room by room

• Walls, ceilings and floors: cracks, uneven paint, hollow or cracked tiles, gaps at skirting.
• Doors and windows: they open, close and lock; seals are complete; no gaps or condensation between panes.
• Wet areas: run every tap and shower; check drainage speed, leaks under sinks, grout and silicone, toilet flush and fixing.
• Electrics: every socket, switch and light; the distribution board is labelled.
• Cooling: each unit cools; thermostats work; no dripping.
• Kitchen: cabinets aligned, hinges firm, appliances (if included) work and match the specification.
• Balcony: drainage falls away from the door; railings are firm.
• Measurements: room sizes and the overall area against the floor plan in your contract.
• Specification: finishes and brands match the annex, not just the brochure.

Record everything

• Photograph each snag with a reference (room, wall, item).
• Put the list in writing, signed and dated, and get the developer's acknowledgement.
• Agree a date for the fixes and a re-inspection.

Who fixes defects after handover: the law

Dubai's law on jointly owned property (apartment buildings and communities with shared areas) sets out how long the developer stays liable. The law gives one period for structural defects and another for defective installations [S1, Art. 40(a)–(b)]:

In practice:

• Do not delay taking possession without a reason. If you do, the one-year period for installations starts from the completion certificate, not from when you finally collect the keys [S1, Art. 40(b)].
• Report defects in writing as soon as you find them, and keep copies. The one-year period passes quickly.

If defects are not fixed

Start with the developer's customer service, in writing, citing your snag list and the dates agreed. Keep a log of every message and visit. If a defect is in a shared area (the lobby, the roof, the façade, the pool), report it to the building's management company too: RERA may serve a written notice on a Management Entity requesting it to take necessary action or perform repair or maintenance works, and may appoint another entity if it fails to do so [S1, Art. 35]. If the developer still does not act within the liability periods above, take advice from a UAE-qualified lawyer on a claim; bring your snag list, photographs, the handover form and the SPA. The stronger your written record from the first day, the easier any later claim is.

If you have rented the unit out, tell your tenant how to report defects to you quickly, so a one-year installation defect is not discovered after the period has ended.

The escrow retention

Dubai's escrow law gives buyers another cushion. When the developer gets the completion certificate, the Escrow Agent must retain 5% of the total value of each Escrow Account, released to the Developer one year from registration of Units in purchasers' names [S2, Art. 14].

Service charges start at handover

From handover you pay a yearly service charge for the building's shared areas and services. Under the jointly owned property law:

• each owner's share is calculated by the unit's area relative to the total area, using a method approved by DLD's Director General [S1, Art. 25(a)];
• the management company may not charge or collect service charges without RERA's prior approval, and RERA approves the budget only after a RERA-recognised audit firm has approved it [S1, Art. 27(a)–(b)];
• where necessary, RERA may approve a temporary Service Charges budget until the audited budget is approved [S1, Art. 27(c)].

DLD publishes a service charge index you can use to look up approved charges [S5]. Ask the developer for the first-year budget before handover so you know what to expect.

Common handover mistakes

• Signing the handover form before snagging. Inspect first; sign once the list is acknowledged.
• Paying for items that are not in the SPA. Ask for the clause.
• Relying on verbal promises to fix things. Get dates in writing.
• Missing the one-year window for installations. Diary the date.
• Not checking the area. Measure, and compare with the contract.

FAQ

What is snagging? Inspecting a new unit before you accept it and listing every defect for the developer to fix.

Do I need a professional snagging company? It is your choice. Inspectors use tools that find hidden problems such as moisture behind walls; many buyers use one for peace of mind.

How long is the developer liable for defects in Dubai? In jointly owned property, 10 years from the completion certificate for structural defects, and 1 year from handover for mechanical, electrical, sanitary and sewerage installations [S1, Art. 40].

What if I collect the keys late? The one-year period for installations then runs from the completion certificate date [S1, Art. 40(b)].

Who approves service charges? RERA, after a RERA-recognised audit firm approves the budget [S1, Art. 27].

How do I request the title deed? DLD's Issue Title Deed service lets applicants request registration of title deed issuance [S3].

Is this legal advice? No. It is general information based on Dubai law and DLD pages.

---

Reviewed by the Vetted Property team.

Sources

• [S1] Dubai Law No. 6 of 2019, Ownership of Jointly Owned Real Property (Art. 25, 27, 40)
• [S2] Dubai Law No. 8 of 2007, Escrow Accounts (Art. 14)
• [S3] DLD, Issue Title Deed
• [S4] DLD, Project Status Enquiry
• [S5] DLD, Service charge index