Why snagging matters
Developers want you to sign the Handover Acceptance fast — it triggers their final payment. Once signed, the developer's defect-liability obligation drops materially (most defects must be self-funded after sign-off). Snagging captures every issue before that point.
In our experience: 95% of off-plan handovers in Dubai have at least 10 defects. Without snagging, you sign them over.
Hire a professional or DIY?
Professional snaggers charge AED 1,500–3,500 (apartment) or AED 4,500–8,000 (villa). They bring: - Trained eyes for hidden issues (subfloor, wall cavities) - Equipment (moisture meters, infrared cameras, voltage testers) - Standardised reporting templates the developer accepts - Re-inspection after fixes (built into the fee)
DIY snagging is OK for second properties / experienced buyers. For first-timers, the AED 2,500 fee pays for itself 3–5x in caught issues.
Inspection day prep
Bring: - Phone (camera + measuring app) - Notepad / tablet for defect list - Measuring tape - Voltage tester (or USB charger to test outlets) - Bottle of water (test sinks, toilets) - Marbles or small ball (test floor levelness) - Spirit level
The 200-point checklist (high level)
Entrance
- Door frame square, not warped
- Hinges secure, door swings smoothly
- Lock engages, key turns easily
- Peephole works
- Security chain installed
- Doorbell sounds
- Threshold clean, no chips
Living areas
- Walls: no holes, scuffs, paint defects, dents
- Ceiling: no cracks, no water marks, paint clean
- Floor: tiles flat (no rocking), grout filled, no chips
- Windows: open/close smoothly, locks engage, screens fit
- Sliding doors: slide easily, lock engages
- Curtain rails / fixings present
- All electrical sockets work (test with charger)
- All light switches work
- Light fixtures secure, all bulbs work
- AC vents: airflow, no rattle
- Smoke detectors fitted and working
Kitchen
- Cabinet doors align (open/close smoothly)
- Drawers open fully
- Worktop level, no chips
- Backsplash tiles fitted, no missing grout
- Sink: tap works, no leaks, drain clear
- Hob: all elements fire (test), ventilation adequate
- Oven: door seals, light works, fan works
- Hood: extracts, lights work
- Fridge / dishwasher / microwave (if included): test all
- Power sockets work
- Tiles: no missing or cracked
Bathrooms
- Toilet: flushes, fills, no leaks at base
- Toilet seat secure
- Sink: drain clear, taps work, no leaks
- Shower: tap works, drain clear, glass/screen secure
- Bath (if applicable): no chips, drain works, taps work
- Tile grout fills all joints
- Sealant intact at all junctions
- Extractor fan: working, vents to outside
- Mirror, towel rails, accessories secure
- Floor levelled toward drain (test with water)
Bedrooms
- Wardrobes: all doors align, hinges work, all internal fittings (rails, shelves) present
- AC unit: cools, drainage clear
- Power points: all working
- Curtain fixings present
- Carpet (if applicable): no stains, edges secure
AC system
- Each AC zone: cools within 5 minutes
- Filter clean (request replacement before sign-off)
- Drain pan: dry, no standing water
- Thermostat responds to settings
- No unusual noise
Balcony
- Floor tiles secure, no cracks
- Railings secure, no movement
- Drainage works
- Outdoor sockets working (if installed)
- Doors close, lock engages
Storage / utility
- Maid's room (if applicable): walls, floor, AC, ventilation
- Storeroom: shelves, lighting, ventilation
- Water heater: working, no leaks
Documentation
- All keys handed over (apartment, building, mailbox, parking)
- Building amenities access cards work
- Owner manual / handbook provided
- Warranty cards for appliances
- Snagging report acknowledged by developer
Photographic evidence
Photograph every defect with timestamp on. We add a small reference card with item number and date in each photo. Trust me — when a defect resurfaces 6 months later, the developer disputes liability without proof.
Submitting the defect list
Compile a numbered, photographed report. Email to the developer's handover team. Request: 1. Acknowledgement within 7 days 2. Remediation plan with dates within 14 days 3. Re-inspection appointment 4. Certificate of remediation upon completion
Signing off
Only sign Handover Acceptance when: - All critical defects fixed (electrical, plumbing, HVAC, structural) - Cosmetic defects either fixed or formally noted with developer commitment to fix in 30 days - All keys, manuals, warranties received
Defect-liability period
UAE law: developers carry structural defect liability for 10 years post-handover, mechanical/electrical liability for 1 year. Within these periods you can claim against the developer. Outside, you self-fund.
Common Dubai handover defects
The big repeat offenders we see across developer handovers:
- AC drainage poorly graded → water marks on ceiling below
- Tile grout incomplete in wet areas
- Door seals missing or torn → AC loss + dust ingress
- Paint touch-ups inconsistent
- Kitchen cabinet alignment off
- Balcony tile drainage issues → water pooling
- Curtain fixings missing or wrongly positioned
- Power points incorrectly wired (test every one)
Frequently asked
Typically 14–30 days for cosmetic / minor; longer for major structural. The developer's handover SLA varies — Emaar is usually 14 days, Damac 30, smaller developers 30–60. Negotiate this upfront.
Possible but discouraged — once you sign Handover Acceptance to take possession, the developer's leverage on remediation drops. Better to delay possession until critical fixes complete.
Escalate via RERA Real Estate Regulatory Agency. They have a complaints mechanism for handover disputes. We've successfully escalated for clients on disputed handover defects.
Muhammad Adnan founded Al Amman Properties in 2012 after a decade in Dubai's brokerage and property-management space. Under his leadership, Al Amman has closed 500+ sales transactions and built a 2,000-unit management bo…
