A snagging inspection in Dubai is your chance to catch defects before handover. What to check, when to do it and what the law says on developer liability.
If you bought off-plan, the completion notice is the moment the project becomes real, and it starts a short window that matters a great deal. A snagging inspection in Dubai is a room-by-room check of your new home for defects, done before you sign the handover papers and collect the keys. "Snagging Dubai" and "snagging inspection Dubai" are among the most searched handover questions, and for good reason: once you have formally accepted the unit, getting the developer to fix things becomes slower and harder. This guide explains when to snag, what to look at and what the law says if problems appear later.
What a snagging inspection in Dubai covers
A snag is any defect or unfinished item the developer is expected to put right: a cracked tile, a door that will not close, a leaking tap, poor paintwork or an air-conditioning unit that does not cool. Snagging focuses on finishes, fit-out and the working order of the home's systems. It is not a structural survey, and major structural issues are dealt with under a separate, longer liability period explained below.
When to do it: the handover timeline
For an off-plan purchase the sequence usually runs as follows, although the exact steps and deadlines vary by developer and are set out in your sale and purchase agreement and the developer's notices.
- Completion notice: the developer tells you the building is finished and gives you a deadline to complete handover. Missing it can trigger charges under your contract, so read the notice carefully.
- Inspection: you, or an inspector you appoint, walk through the unit and record every defect in writing, with photos.
- Snag list submitted: the list goes to the developer, and you keep a copy with the date it was sent.
- Repairs and re-inspection: the developer's contractor fixes the items, and you check that each one has actually been resolved.
- Handover appointment: you settle the final balance and fees shown in your statement of account, sign the handover documents and receive the keys.
The key point is order. Inspect before you sign anything that confirms you have accepted the unit. If the developer's inspection window is short, ask in writing for a date that allows a proper walk-through, and do not let a busy handover day rush you into signing.
The best time to report a defect is before you accept the keys. Every step after that takes longer.
A practical snagging checklist
Take the floor plan from your sale agreement, a torch, a phone charger to test sockets and plenty of time. Work methodically, one room at a time.
- Layout and specification: compare the rooms, fittings and finishes with your contract and the brochure specification. Note anything missing or different.
- Walls, ceilings and floors: cracks, uneven plaster, patchy paint, hollow or chipped tiles, gaps in skirting and joints.
- Doors and windows: alignment, locks, handles, seals and sliding tracks, including balcony doors. Check for gaps that let in dust or heat.
- Plumbing: run every tap and shower, flush every toilet and look underneath sinks for leaks. Check water pressure, hot water and drainage speed.
- Electrics: test every switch, socket and light. Confirm the distribution board is labelled.
- Air conditioning: run each unit and check that it cools, drains properly and is not noisy.
- Kitchen and wardrobes: cabinet doors and drawers, worktop joints, sealant lines and any appliances supplied with the unit.
- Wet areas and balconies: falls towards drains, grout and silicone, and signs of water staining.
- For villas and townhouses: also check the roof terrace, external paving, boundary walls, garden irrigation and any parking or garage doors.
Should you hire a professional snagging company?
Many buyers do a first pass themselves and then appoint a professional snagging company, which is especially useful if you live abroad or cannot attend during the inspection window. Professional inspectors typically bring equipment such as thermal cameras and moisture meters that can find hidden leaks or insulation gaps, and they produce a structured report the developer is used to receiving. Fees vary by company and by the size of the property, so ask for a written quote and a sample report before you book. If you cannot attend in person, you can usually authorise the inspector to access the unit through the developer's handover team.
What the law says about defects after handover
Snagging does not end the developer's responsibility. Dubai's law on jointly owned property, Law No. 6 of 2019, sets out two main liability periods for developers:
- Structural defects: ten years from the date the completion certificate is issued, covering the building's load-bearing elements.
- Installations: one year from the date the unit is handed over to the owner, covering mechanical, electrical, plumbing, sewerage and similar installations. If an owner delays taking possession, this year can run from the completion certificate instead.
Alongside this, UAE civil law imposes a separate ten-year decennial liability on contractors and supervising engineers for serious structural defects, and that liability cannot be contracted out of. Claims have strict time limits, so report problems promptly and in writing. If a dispute arises, your sale and purchase agreement is the first document to rely on, and for anything significant you should take advice from a qualified lawyer.
Keep a clean paper trail
Save the completion notice, your snag list with photos, the developer's acknowledgement, the re-inspection results and your handover documents in one place. A complete record makes later warranty claims far easier, and if you sell the property, buyers and their advisers will appreciate a home with a clear handover history.
Frequently Asked Questions
After the developer issues the completion notice and before you sign the handover documents or collect the keys. Check your sale agreement and the notice for the exact deadline.
