Property snagging in Dubai: defects to check before accepting handover

Property snagging is the detailed inspection of a completed home for defects, damage, unfinished work or items that do not match the agreed specification. For an Off Plan buyer, it is one of the most practical checks before or around handover because it creates a written record of the actual condition of the unit.

A new apartment, townhouse or villa does not need to be visibly damaged to have snags. Issues can be as small as uneven paint or a cupboard door that does not close properly, or more important problems involving drainage, air conditioning, electrical points or water leaks.

Our Dubai Off Plan handover guide explains the wider handover process. This article goes deeper into the inspection itself: when to snag, what to test, how to record defects and how to follow them through after the first visit.
 

What is property snagging?

Snagging is a structured check of the finished property against what should have been delivered. The aim is not to find fault for the sake of it. It is to identify genuine defects or incomplete work while there is a clear opportunity to document them and ask the responsible party to address them.

A useful snagging report should be specific enough that someone who was not at the inspection can understand the problem. “Bedroom paint poor” is vague. “Paint blistering on the wall beside the bedroom window, approximately 30cm below the sill” is much easier to locate, assess and close out.
 

When should you snag a property in Dubai?

Before accepting handover where the process allows

If the developer provides an inspection appointment before key collection or final acceptance, use it. The unit is usually empty, surfaces are visible and there is less risk of later disagreement over whether an item was already damaged.

Read the SPA and handover notice first. Developers can follow different procedures, and not every snag will prevent handover. The important point is to understand what you are signing and to avoid confirming that the property is defect-free if significant unresolved issues have been recorded.

Before furniture and moving activity hide the detail

An unfurnished property is easier to inspect properly. Floors, skirting, sockets, walls, sanitary fittings and joinery are visible, and you can test doors and cupboards without belongings in the way. If you are planning to move in quickly, allow enough time for the inspection before delivery teams arrive.

Again after repairs have been completed

A second visit is often as important as the first. Check that each reported item has actually been rectified and that the repair has not created another issue. Mark items closed only after you have seen the work rather than relying on a message saying it is complete.
 

What should you check during a property snagging inspection?

Work in a consistent order so rooms are not missed. Start outside the entrance, move room by room and finish with balconies, parking, storage and any items allocated to the unit. Take your time with systems that need to be switched on or run for several minutes.

Walls, ceilings, paint and finishes

Look for cracks, dents, uneven paint, staining, poorly finished corners, gaps around frames and signs of water ingress. Use daylight where possible because gloss differences, surface waves and touch-ups are easier to see.

Doors, windows and locks

Open and close every door and window. Check alignment, handles, locks, seals and whether doors rub the floor or frame. Windows should close securely without obvious gaps, and balcony doors should operate smoothly.

Flooring, tiles and joinery

Check for chipped tiles, cracked stone, scratched timber or laminate, uneven transitions and loose or hollow-sounding tiles. Review skirting, wardrobes and built-in joinery for gaps, misalignment, unfinished edges and drawers that catch.

Kitchen, cupboards and appliances

Open every cabinet and drawer. Check hinges, shelves, worktop joints, silicone, sinks and taps. Where appliances form part of the purchase, confirm that the model and quantity match the specification and test their basic operation if power and water are available.

Bathrooms, plumbing and drainage

Run every tap and shower, flush toilets and watch how quickly basins and shower areas drain. Check below sinks for leaks, around sanitary fittings for poor seals and across wet-room floors for water that pools instead of moving to the drain.

Electrical points, lighting and switches

Test switches and fixed lighting. A socket tester can help a competent inspector identify basic outlet issues, but electrical faults should be investigated by a qualified professional. Check that covers are secure and that points are located where the floorplan or specification indicates.

Air conditioning and ventilation

Run the air conditioning long enough to confirm that rooms cool and that unusual noise, vibration or water leakage does not appear. Check visible grilles and thermostats. In bathrooms and kitchens, test extraction or ventilation where fitted.

Balconies, terraces, parking and storage

Inspect balcony tiles, falls, drainage outlets, balustrades and external finishes. Confirm the correct parking bay and any storage area included in the purchase. Test access cards and remote controls at handover rather than discovering later that one is missing or inactive.
 

How should you record defects?

Use a numbered list with one issue per line. Record the room, exact location, defect and a clear photograph. Where scale matters, include a wider image showing the location and a closer image showing the detail.

Keep the original report, the date it was submitted and every version returned by the developer. Written records make follow-up easier and are more useful than relying on phone calls or a general WhatsApp conversation.

That evidence-first approach is also useful if the completion timetable itself changes. Our guide to delayed Off Plan projects in Dubai explains why buyers should keep contracts, notices, receipts and official project information together.
 

What happens after you submit a snagging list?

The developer or responsible handover team normally reviews the report, decides which items are accepted and schedules rectification. The timing and process depend on the project, SPA and type of defect.

Do not assume every cosmetic preference is a contractual defect, and do not assume every serious-looking issue has the same remedy. Compare the unit against the signed specification and obtain technical advice where the cause or seriousness is unclear.

When access is arranged for repairs, keep a record of who attended and what was completed. If the property will be rented, finish important rectification before a tenant moves in wherever possible because later access becomes more disruptive.

What protections continue after handover?

For jointly owned real property, Dubai Law No. 6 of 2019 states that a developer remains liable for ten years from the project completion certificate for defects in structural parts. It also provides a one-year period from handover for repairing or replacing defective installations such as mechanical and electrical works and sanitary or sewerage installations. If an owner refuses possession, the one-year period can start from the project completion certificate instead.

DLD guidance also explains that 5% of project escrow funds are retained for one year after completion as a guarantee connected with defects apparent at completion or arising within that period. These statutory protections are important, but they are not a reason to skip the initial inspection. Reporting an issue early creates a much clearer factual record.

The classification of a defect, the responsible party and the remedy can depend on the property and contract. For structural, safety or disputed issues, obtain appropriate technical or legal advice rather than relying only on a general snagging checklist.
 

Should you use a snagging company in Dubai?

A professional snagging company can be useful when you are overseas, short on time, unfamiliar with construction or buying a larger property with many systems to test. A good inspector should provide a clear scope, enough time on site and a structured report with photographs.

What to check before appointing an inspector

Ask what is and is not included. Check whether the service covers mechanical and electrical systems, thermal imaging or specialist testing, whether re-inspection is included and how quickly the report is delivered. Confirm that the person carrying out technical tests is suitably competent for that work.

Why the buyer should still walk the property

An inspection report can identify defects, but it cannot decide whether the home works for you. Walk the layout, check views, access, parking, storage, noise and the practical route through the building. If you plan to let the property, think about what a future tenant will notice on their first viewing.
 

Prepare for the wider handover process

Snagging sits alongside final payments, title registration, service charges, utilities, insurance, furnishing and move-in or leasing preparation. The Off Plan handover guide gives the complete sequence, while Property Management can help investors prepare the home for ongoing tenancy and maintenance administration.

If a defect needs practical repair after the developer period or falls within the owner’s responsibility, haus & haus also provides access to Home Maintenance support. Keep the handover report and warranties because they can be useful long after the first inspection.