Snagging an Off-Plan Handover in Dubai: Checklist and What to Expect

Snagging takes place near the end of construction, when the unit is ready and the developer invites you to view it before handover. Each developer's process differs, but a typical sequence is:

1. Readiness notice: the developer tells you the unit is ready and offers an inspection or orientation appointment.
2. Inspection: you (or a representative) inspect the unit and record snags.
3. Rectification: the developer fixes the items and confirms they are closed.
4. Handover notice: the developer sets out what must be paid and arranged before handover, such as outstanding instalments and utility accounts.
5. Handover: you clear any outstanding amounts, sign the handover documents and receive the keys.
6. Title deed: according to the Dubai Land Department (DLD), developers must register completed projects with DLD as soon as they receive a completion certificate from the competent authorities, and fully paid units are moved from the initial (Oqood) register to the Real Estate Register, at which point a title deed is issued.

If you are still in the payment phase, see our guide to Oqood registration for how your interim registration works until then. If you are planning around a specific year, browse projects handing over in 2026, 2027 or 2028.

Dubai's jointly owned property law sets two separate periods during which the developer must fix defects. They are in Article 40 of Law No. (6) of 2019 Concerning Ownership of Jointly Owned Real Property in the Emirate of Dubai.

Two practical points follow. First, the one-year clock for installations runs from handover, but delaying handover does not extend it: if you refrain from taking possession for any reason, the year runs from the completion certificate instead. Second, the article's wording focuses on structure and installations. Cosmetic finishes such as paint, joinery and grout are best dealt with at the snagging stage, or under any warranty terms in your SPA, so check your contract. Article 40 also states that it does not prejudice rights or warranties owners have under other legislation, and that any agreement made after the law came into force that contradicts the article is void.

DLD also explains that the escrow law requires 5% of the total amount paid to be retained in the project escrow account for one year after completion, as a guarantee that the developer or contractor deals promptly with defects that are visible at completion or appear within a year of handover. Our guide to escrow and RERA protections explains how the escrow account works.

Each developer runs its own process, so read every notice carefully and follow its steps in order. Nakheel's published customer FAQs give a clear example of what to expect:

• Home orientation invitation: Nakheel emails you when the property is ready for a home orientation, and its handover team schedules the appointment.
• Home orientation: a one-hour visit to the completed property, ahead of handover, with a Nakheel executive, to see the home and record anything that needs fixing. A maximum of three people can attend, and only one home orientation is allowed per unit.
• Representatives: if you cannot attend, you can appoint a representative with a valid power of attorney or an authorisation letter.
• Snag fixing: Nakheel says the timing depends on the severity of the snags, but they are typically fixed within 30 days of the home orientation, and a before-and-after report confirms completion of the snags.
• Handover notice: once the issues are resolved, Nakheel sends a handover notice. Before handover you complete any outstanding payment, submit post-dated cheques for future instalments if you are on a payment plan, pay the service fee if applicable, and transfer the DEWA and chiller accounts (where applicable) into your name.
• Signing: at handover you sign a Key Acknowledgment Receipt and related documents.

Other developers use different names and timings, but the pattern is similar: inspection, rectification, payment and keys. Because some developers allow only one inspection visit, it pays to prepare thoroughly and bring a written checklist.

Preparation makes a short inspection visit far more productive. Gather these before the day:

• Your SPA and its specification schedule, so you can check finishes, appliances and fittings against what was promised.
• The approved floor plan and the contracted area. DLD's FAQ states that if the area is less than agreed in the sale contract, the developer must compensate the buyer for a decrease that exceeds 5% of the unit's net area; an increase in area cannot be charged unless the contract expressly says so.
• Tools: a torch, a phone charger or small plug-in tester for sockets, a spirit level, a tape measure, masking tape or stickers to mark defects, and a camera.
• Confirmation of utilities: ask whether power and water will be live, because many checks (air conditioning, water pressure, drainage) are impossible without them.
• Representative paperwork: if an independent inspector or family member will attend, confirm in advance with the developer whether they can, and what authorisation is required.

Work through the home systematically, one room at a time, and photograph every issue with a wide shot and a close-up. Use this checklist as a starting point.

Walls, ceilings and floors

• Cracks, uneven plaster, paint drips, patchy or missed paint
• Chipped, hollow-sounding, cracked or uneven tiles; inconsistent grout lines
• Damp patches or water staining, especially near bathrooms and windows
• Gaps between skirting and floor; scratched timber or stone

Doors, windows and balconies

• Doors that stick, swing open or do not latch; damaged frames and hinges
• Windows and sliding doors that are hard to open, do not lock or are not sealed
• Scratched or cracked glass; damaged mosquito screens if specified
• Balcony drainage, railing fixings, and slopes that send water away from the door

Kitchen

• Cabinet doors and drawers aligned, soft-close working, no damage
• Worktop chips, joints and sealant around the sink
• Appliances supplied as per specification and switching on
• Taps, water pressure, hot water and leaks under the sink

Bathrooms

• Water pressure and hot water at every outlet; flushes working
• Drainage speed in showers, basins and floor drains; no standing water
• Silicone sealing around baths, trays and basins
• Extractor fans working; no leaks behind access panels

Electrical and air conditioning

• Every socket and switch working; light fittings installed as specified
• Distribution board labelled
• Air conditioning cooling in every room, thermostats responding, no drips from units
• Intercom, smoke detectors and any smart-home controls functioning

Villas and townhouses (extra checks)

• Roof and terrace waterproofing, external drainage and garden levels
• Boundary walls, gates, garage door and external lighting
• External paint, cladding and any visible cracks on the façade

You can snag a property yourself, but an independent professional inspector brings experience and equipment that can help with less obvious issues such as moisture, poor drainage falls or electrical faults. The right choice depends on the size and complexity of the home and on how much time you have on site.

• Doing it yourself suits smaller apartments and buyers who can attend in person and work methodically through a checklist.
• A professional inspector suits larger homes, villas and townhouses, overseas buyers, and anyone whose developer allows only one inspection visit.

Whichever route you choose, confirm in writing with the developer when the inspection can take place, who can attend and how long you will have. Ask the inspector for a written report with photographs and locations for each item, which you can submit directly to the developer.

Submit your snag list in writing, keep a copy, and ask the developer to confirm a target date and a re-inspection or completion report. Do not rely on verbal promises made on site.

• Re-check before signing: where possible, verify that agreed items are closed before you sign the handover documents.
• Keep a record of everything: photographs, emails, reports and dates. These matter if a defect reappears during the one-year installations period.
• Report new issues promptly: anything that appears after handover, such as a leak or a failed air-conditioning unit, should be reported in writing as soon as you notice it, while the one-year period under Article 40 is running.
• Plan for the next stage: if you intend to rent the home out, budget time for snag fixes before tenants move in; our rental yield calculator helps you model the numbers. If you are financing the final payment, see our guide to off-plan mortgages.

For the full journey from reservation to handover, read our pillar guide on how to buy off-plan property in Dubai.