An off-plan buyer waits three years, then inspects the finished apartment in twenty minutes because the sales agent has another appointment.
That twenty minutes is the last point at which the developer is straightforwardly obliged to fix things at its own cost. It is worth two hours and, on a large or high-value unit, worth paying a professional to do properly.
The Handover Sequence
One. The developer issues a completion notice and invites you to inspect.
Two. You inspect and record defects, ideally with a professional snagging company.
Three. The developer rectifies. You re-inspect and confirm.
Four. You settle the final payment and any outstanding fees.
Five. You sign the handover documents and receive the keys.
Six. Title registration completes and the title deed is issued.
The leverage sits between steps two and four. Once the final payment is made and the handover accepted without qualification, the conversation changes.
What You Are Protected By
UAE law provides defects liability protections for buyers of newly completed property, and the commonly applied periods are:
- Ten years for major structural defects.
- One year for mechanical, electrical and plumbing installations.
Alongside that, the escrow retention of 5% of unit value for one year after registration exists specifically to cover defects and unfinished obligations in the first year.
The practical conclusion is unambiguous: the first twelve months after handover are when defects must be raised. Raise them in writing, dated, with photographs.
The Snagging Checklist
Doors and windows. Open and close everything. Check alignment, seals, locks, handles, and whether windows actually seal against dust, which in Dubai is the test that matters.
Air conditioning. Run every unit at full cold for at least twenty minutes. Check airflow from every vent, listen for rattles, look for condensation staining on ceilings, and confirm the thermostat controls the right zone.
Plumbing. Run every tap hot and cold, flush every toilet twice, fill and drain every sink and bath, check under every sink for leaks, and check water pressure on the highest fixture.
Drainage and floors. Pour water on shower and balcony floors and watch where it goes. Water that pools rather than draining is a defect and it is a common one.
Electrical. Test every socket and switch, every light fitting, the distribution board labelling, and the doorbell and intercom.
Finishes. Walls, ceilings, skirting, tile alignment, grout, paint coverage, scratches on glass and cabinetry, and cupboard doors that do not close flush.
Kitchen appliances. Run them. Every one.
Balcony. Railing stability, drainage, and the seal of the balcony door.
Measure the area. Compare it to the SPA. Discrepancies beyond the contractual tolerance are a contractual matter, and they are easier to raise before handover than after.
Photograph everything, with dates.
The Fees Payable at Handover
| Item | Typical amount |
|---|---|
| Final instalment | per the payment plan |
| DLD fees, if not already paid at Oqood stage | 4% of price |
| Title deed issuance | AED 250 plus knowledge and innovation fees |
| Service charge, commonly a quarter or year in advance | per the building's approved rate |
| Utility connections and deposits | DEWA and cooling provider |
| Community or district cooling registration | varies |
The service charge advance is the one that surprises people. Budget for it before handover week.
When the Developer Disputes a Defect
Put it in writing with photographs and a reference to the relevant SPA clause and the defects liability period.
Do not accept verbal assurances. A promise to fix it later, unrecorded, is worth nothing once the handover is signed.
Escalate to RERA through the Dubai Land Department where the developer refuses to engage on a genuine defect within the liability period.
Consider a professional snagging report. A written report from an independent inspector changes the conversation considerably, and it costs a fraction of one defect.
The Short Version
Treat handover as a contractual event rather than a celebration. Inspect properly, or pay somebody to, record everything in writing with dates and photographs, raise defects before the final payment where you can and inside the first twelve months always, and budget the service charge advance in advance. Two hours of care at handover routinely saves five figures over the following year.
This is general information, not legal advice. Liability periods, fees and developer procedures vary and change. Confirm current requirements with the developer, the Dubai Land Department or a qualified UAE lawyer.
Frequently Asked Questions
01What is snagging in Dubai property?
Snagging is the detailed inspection of a newly completed unit to identify defects and incomplete work, recorded in a list for the developer to rectify before handover is accepted.
02How long is the defects liability period in Dubai?
Commonly ten years for major structural defects and one year for mechanical, electrical and plumbing installations. The escrow retention of 5% of unit value is also held for one year after registration.
03Should I hire a professional snagging company?
On a large or high-value unit, usually yes. An independent inspector finds defects a buyer will not, and the written report gives you a much stronger position with the developer.
04What do I pay at handover?
The final instalment, any outstanding DLD fees, title deed issuance, a service charge advance for the building, and utility and cooling connection charges and deposits.
05Can I refuse handover if there are defects?
You can decline to accept handover without qualification and require rectification first. The practical leverage is strongest before the final payment and the signed handover, so raise everything at that point.
06What if I find a defect after moving in?
Raise it in writing immediately with photographs. Defects within the applicable liability period remain the developer's responsibility, and the first twelve months are when the escrow retention is still held.
