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What Is Snagging? A Complete Guide for Dubai Buyers
Where snagging fits in your handover, how to tell a real snag from normal wear, and what the law says the developer must fix.
On this page
- Where snagging fits
- Is it a snag?
- What snagging is not
- What an inspection looks like
- Your rights after handover
- Questions buyers ask us
We scope your unit on a short call and list all costs upfront.
Get a quoteSnagging is a detailed inspection of a new property to find defects before you accept it from the developer. Each defect, or "snag", goes on a written list that the developer must fix, ideally before you sign the handover certificate.
If you have just received a handover notice and are asking what is snagging and whether you need it, this guide shows where it fits in your handover, how to tell a real snag from normal wear, and what your rights are. It is written by the engineers at Property Snagging DXB, who inspect new apartments and villas before handover.
Where does snagging fit between the handover notice and the end of the DLP?
Snagging happens after the developer's handover notice and before you sign the handover certificate, with a second check before the defects liability period (DLP) ends. Timing matters: a defect reported inside these windows is the developer's cost to fix; one found after them is yours.
- Handover noticeThe developer tells you the unit is ready and gives you a handover window.
- InspectionBook it inside that window and inspect before handover, while the unit is empty.
- Snag list to the developerSend every defect in writing and keep the developer's acknowledgement.
- Repairs and re-checkThe developer fixes the list. Check each numbered item again before you sign.
- Handover certificateSign once the list is closed, or once open items are agreed in writing.
- Before the first year endsBook an 11-month warranty check to log new defects while the developer is still responsible for them.
Is it a snag? How to sort what you find
A snag is anything the developer built wrongly, left unfinished or delivered differently from your sale and purchase agreement (SPA). Damage that happens after you take the keys, and items you never paid for, are not snags.
Defects the developer must fix
These are workmanship faults and systems that don't work: a shower tray that leaks, a socket with no earth, a door that won't close, a cracked or hollow tile.
Specification mismatches
The unit works, but it isn't what the contract promised: a different tap brand from the finishes schedule, a room smaller than the floor plan, or a missing appliance.
Not a snag
Scratches or damage after you move in, wear from daily use, and upgrades that were never part of your SPA. Raising these slows down the real snags on your list.
| Type | Example | Who is responsible | What to do |
|---|---|---|---|
| Defect | Leaking shower tray | Developer, if reported before handover or within the liability period | Add to the snag list with a photo |
| Specification mismatch | Different tap brand from the finishes schedule | Developer, under your SPA | Add to the list and quote the SPA or schedule |
| Not a snag | Scratch made while moving furniture in | Owner | Fix it yourself; leave it off the list |
What is snagging, and what is it not?
Snagging is an engineering check of a brand-new property so the developer fixes defects. It is not a rental condition report or a pre-purchase survey, and booking the wrong one costs you money.
| Your situation | What you need | What it's for |
|---|---|---|
| Receiving a new unit from a developer | Snagging | Defects fixed at the developer's cost |
| Moving into or out of a rental | Condition report | Evidence of condition for the deposit; disputes go to the Rental Disputes Center |
| Buying a resale property | Pre-purchase inspection | Findings to negotiate with the seller, who is not a developer |
What snagging can't do: it doesn't value the property, it isn't legal action, and it can't see inside the building's structure. If a defect looks structural, ask for a structural engineer's opinion.
What does a snagging inspection actually look like?
An engineer walks every room with testing equipment, records each defect with photos, and re-checks the repairs before you sign. Here is how ours works:
- 01
Scope call
You share the unit type, size and handover date. Your inspection is quoted after a short scope call, with all costs listed upfront.
- 02
On-site inspection
We test, not just look, using a thermal camera, a moisture meter and a socket tester.
- 03
Report
Every defect is photographed, located room by room and rated by severity.
- 04
Re-check
After the developer's repairs, we confirm each item is closed.
Wet areas and electrics deserve the most time on any inspection, because leaks and wiring faults cost the most once they are hidden behind finishes. Our apartment snagging for new units follows these four steps; villas add the roof, pool and external drainage.
What are your rights after handover?
You have two separate protections: one year for defective installations, and ten years for structural defects.
Defective installations
Dubai Law No. 6 of 2019 gives the developer one year from handover to repair or replace defective installations, such as electrical, mechanical and plumbing works. Check your SPA for the exact terms.
Structural defects
Structural defects carry a separate ten-year liability. Under UAE civil law, the contractor and the supervising engineer are jointly liable for any collapse or defect that threatens the building's stability or safety.
Report every defect to the developer in writing and keep their acknowledgement. If the developer doesn't act, you can file a complaint with RERA through the Dubai Land Department's portal or the Dubai REST app.
This is general information, not legal advice.
Questions buyers ask us
Can I do snagging myself?
Yes, you can walk the unit and list what you see: paint, scratches, doors, taps. But leaks behind tiles, missing earthing and poor waterproofing need instruments to find. A numbered engineer's report with photos is also harder for a developer to dispute than a self-made list.
Do I need snagging for a rental apartment?
No. A rental needs a condition report: a dated, room-by-room record of the property's state when the tenancy starts or ends. It protects the deposit. Snagging is for new builds, where the goal is getting defects fixed by the developer, not recording condition.
Is snagging useful for a resale property?
Yes, but it's called a pre-purchase inspection. It uses the same engineering checks, but there's no developer warranty, so the findings help you negotiate the price or ask the seller for repairs before you sign the sale agreement, or walk away if the problems are serious.
Got a handover notice?
Book an inspection before you sign. We scope your unit on a short call and list all costs upfront.
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