You have waited years for your Dubai property to complete. The developer has sent the handover notice. Before you collect the keys and sign anything, there is one step that separates buyers who move in with problems from buyers who move in with leverage: snagging.
This guide covers what snagging is, when to do it, what to look for, and what rights you have if the developer pushes back.
WHAT IS SNAGGING IN DUBAI
Snagging is the process of inspecting a newly completed property for defects, unfinished work, and deviations from what was sold to you. In Dubai, it takes place between the developer issuing a completion notice and the official handover of the title deed. The term comes from construction industry practice — a snag is any item that needs to be corrected before the project can be considered finished.
Snagging is not a formality. In a market where properties are sold off-plan and built over two to four years, the gap between the show apartment and the delivered unit can be significant. Snagging is the mechanism that closes that gap — or at least documents it.
WHEN TO SNAG
The right time to conduct a snagging inspection in Dubai is after the developer issues a completion or handover notice but before you sign the handover documents and accept the keys. Once you accept the keys and sign the NOC or handover form, your leverage changes considerably. Defects discovered after handover become warranty claims rather than pre-handover obligations, and the process of getting them resolved becomes slower and less certain.
Developers in Dubai typically allow a window of 30 days from the handover notice for buyers to complete inspection and take possession. Use that window.
DIY VS PROFESSIONAL SNAGGING
You can conduct a snagging inspection yourself, and many buyers do. However, professional snagging companies bring thermal imaging cameras, moisture meters, and checklist-driven methodology that catches issues invisible to the naked eye — particularly water ingress, underfloor heating failures, and HVAC problems that only show up under load.
Professional snagging in Dubai typically costs between AED 1,500 and AED 3,500 for an apartment depending on size, and AED 3,000 to AED 6,000 for a villa. The cost is almost always recovered in repairs the developer is obligated to make before you would otherwise have noticed the problem.
If you choose to inspect yourself, go methodically and bring someone with you. Two sets of eyes catch significantly more than one.
WHAT TO CHECK: ROOM BY ROOM
The most effective snagging inspections follow a fixed sequence rather than moving randomly through the property.
Start with the exterior — balconies, terraces, and any outdoor areas. Check waterproofing around drainage points, cracks in render or tile, and the condition of balustrades and railings.
In each room, work from ceiling to floor. Look at the ceiling for cracks, staining, or uneven plaster. Check walls for hairline cracks, paint coverage, and alignment at corners. Look at floors for chips, lippage between tiles, hollow spots under tiles (tap gently — a hollow sound indicates poor adhesion), and grout consistency.
Doors and windows should open, close, and lock smoothly. Check that window frames are sealed correctly against the wall and that there is no gap that would allow water or dust ingress — in Dubai, both are serious problems. Test every door handle, hinge, and lock mechanism.
In the kitchen and bathrooms, run every tap and check water pressure and drainage speed. Test the hot water at each outlet. Check under sinks for pipe connections. Look at tile alignment and grout around wet areas. Test every electrical socket with a phone charger or socket tester.
Check all light switches. Test the AC system in every room — it should cool to a set temperature within a reasonable time. Check AC drainage by looking for water staining on walls or ceilings below AC units.
For villas, add the roof, any mechanical room, and the garden drainage to your list.
HOW TO DOCUMENT SNAGS
Every defect needs to be documented with a photograph showing the location and close-up of the issue, a written description of the problem, and a room or location reference so the developer’s team can find it. Number each snag sequentially.
Most professional snagging companies produce a formatted report that can be submitted directly to the developer. If you are doing it yourself, a numbered list with photos attached is sufficient. Submit the report in writing — email with read receipt to the developer’s handover team — and keep a copy.
Do not submit snags verbally. The written record is your evidence if the developer disputes the list later.
DEVELOPER OBLIGATIONS UNDER UAE LAW
Under UAE Federal Law, developers are obligated to fix structural defects for ten years from the date of the completion certificate. For non-structural defects — finishing, fixtures, MEP systems — the obligation is typically one year. RERA regulations in Dubai reinforce these obligations and give buyers recourse through the Dubai Land Department and RERA’s dispute resolution channels if developers fail to comply.
In practice, most Dubai developers have dedicated snagging teams and a defined process for addressing pre-handover defect lists. The standard process is: submit your snag list, developer acknowledges receipt, developer’s team inspects and approves items for rectification, repairs are scheduled, you re-inspect before final handover sign-off.
The friction arises when developers dispute items on the snag list, claim defects are within acceptable tolerance, or delay repairs past the handover window. If this happens, your options are to escalate through the developer’s customer service hierarchy, log a formal complaint with RERA via the Dubai REST app, or pursue resolution through the Dubai Courts or RERA’s rental and real estate dispute centre.
COMMON SNAGS IN DUBAI PROPERTIES
The most frequently reported snags in Dubai new-build properties are hollow or cracked floor tiles, inadequate grouting in wet areas, misaligned doors and cabinets, incomplete or uneven paint, non-functioning sockets or light switches, slow drainage in bathrooms, AC systems not cooling to specification, gaps around window and door frames, and incomplete finishing in storage areas or service rooms that buyers tend not to inspect carefully.
In villas, boundary wall cracking, garden drainage failures, and roof waterproofing issues appear regularly.
BEFORE YOU SIGN
Do not sign the handover documents until you have a written commitment from the developer to address the snags on your list, or until the items have been rectified and re-inspected. Most developers will not complete the handover process without the buyer’s signature, which gives you negotiating position. Use it.
If the developer pressures you to sign with outstanding snags, you can accept the keys under a snagging reservation — a written document that acknowledges the defect list and commits the developer to rectification within a defined timeline. Get this in writing before signing anything.
AFTER HANDOVER
Once you have accepted the property, the one-year defect liability period begins. Keep your snagging report and all correspondence. If new defects emerge within the year, notify the developer in writing immediately. For structural defects, the ten-year obligation applies regardless of when they are discovered within that window.
A well-executed snagging process does not guarantee a perfect property. It guarantees that you know exactly what you are accepting, that the developer is on record for outstanding items, and that your position is documented if disputes arise later.
Check out my video about a real snagging of my client’s apartment in Dubai Hills Estate
Join The Discussion