Handover & pre-handover snagging in Dubai
Once you sign the handover certificate, your leverage to get free repairs disappears. We inspect every corner before that moment — documented, photographed and rated by severity — so the developer fixes it, not you.
The one signature that changes everything
Snagging isn't legally required in Dubai — but it's your only real leverage window. What changes the moment you sign the handover certificate:
- ✓Developer is legally obligated to fix flagged defects at no cost to you
- ✓You have full negotiating leverage — they want your sign-off
- ✓A written, photo-documented snag report is your strongest evidence
- ✕Your leverage weakens sharply — you've accepted the unit as-is
- ✕Only the 1-year Defects Liability Period still applies, and it's harder to claim
- ✕Disputes now require formal RERA complaints instead of a simple fix request
The defects that show up most at Dubai handovers
Not a generic checklist — this is what our inspectors actually find, most often, across real Dubai handovers.
| Area | What we look for |
|---|---|
| Paint & finishes | Uneven coverage, drips, colour inconsistency between walls and rooms |
| Tiling & grout | Uneven grout lines, cracked or hollow-sounding tiles, poor alignment |
| Doors & windows | Misalignment, poor seals, sticking locks, frame gaps |
| HVAC / AC | Units failing to cool to spec, duct leakage, uneven airflow across rooms |
| Electrical | Loose, incorrectly positioned or non-functional switches and sockets |
| Plumbing | Drainage gradient errors, slow-draining fittings, pressure issues |
| Waterproofing | Balconies, bathrooms and other wet areas checked for leaks and seal failures |
What the Defects Liability Period actually covers
In plain English — not legal advice, just what buyers usually need to know before handover.
Fit-out & MEP defects
Finishes, fixtures, electrical, plumbing and HVAC issues fall under a 1-year Defects Liability Period from the completion certificate date. Defects must be reported in writing to be enforceable.
Structural defects
Issues affecting load-bearing structure carry a much longer liability window under UAE property law — up to 10 years from the completion certificate date.
From completion notice to signed handover
Developer issues completion notice
Once the building completion certificate is obtained, the developer notifies you that your unit is ready for handover.
You book your inspection
You typically have a limited window (often around 30 days) to complete handover formalities — book your snagging inspection as early in that window as possible.
We inspect — before you sign anything
Our certified inspector walks the full unit using thermal imaging and moisture meters, documenting every defect with photos and severity ratings.
This is your leverage windowYou receive your report in 24 hours
A clear, room-by-room, severity-tagged report — ready to hand straight to your developer.
Developer rectifies flagged items
While you haven't signed, the developer is obligated to fix what's flagged at no cost to you.
Free post-repair recheck, then sign
We verify the fixes actually happened before you sign off — so nothing gets missed in the rush of handover day.
Real handover inspections, not stock photos
A look at what an actual handover snagging inspection looks like on-site.
What clients say about their handover inspection
Reviews from verified clients — examples shown here, replace with your real Google reviews before publishing.
"Booked them the day I got my completion notice. Found 12 issues before I signed — developer fixed all of them within two weeks."
"Glad we didn't sign at the appointment like the sales agent suggested. The report caught AC and waterproofing issues we'd never have noticed."
"Couldn't attend in person. They handled it with my POA and sent a full report within 24 hours — made a stressful handover much easier."
Handover snagging — your questions answered
No — snagging isn't a legal requirement. But it's your best practical opportunity to get defects fixed for free, since the developer's obligation to fix issues at no cost is strongest before you sign the handover certificate.
Pre-handover snagging happens before your official handover appointment, giving you a snag list to bring with you. Handover snagging happens at or just before the appointment itself — both are done before you sign.
Fit-out and MEP defects typically fall under a 1-year Defects Liability Period, while structural defects carry a much longer liability window — up to 10 years. Confirm your specific case with RERA or a legal professional.
You can escalate through a formal RERA complaint via the Dubai REST app, followed by the Rental Dispute Settlement Centre if unresolved. A professionally documented snag report is the strongest evidence in this process.
Yes, typically through a Power of Attorney authorising them to attend the inspection, sign documents and collect keys on your behalf — useful if you're based overseas.
Yes. We include a free post-repair recheck to verify flagged items were actually fixed before you sign off — so nothing slips through in the rush of handover day.
Don't sign the handover certificate until you've had it checked
Free consultation, fixed pricing confirmed upfront, and a full photo-documented report within 24 hours — while the developer still has to fix it for free.