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End of DLP Inspection Checklist: Dubai 11th-Month Guide
The faults that appear in the first year, what to test in month 11, and how to submit them before the one-year period ends.
On this page
- Why month 11 matters
- What shows up in year one
- The 11th month checklist
- How to submit defects
- If the developer doesn't respond
- End of DLP FAQs
Quoted after a short scope call, all costs listed upfront.
Get a quoteAn end of DLP inspection checklist helps you catch everything the developer still has to fix before the cover runs out. Inspect in month 10 or 11 after handover, test every system, and send a numbered written list before the first anniversary of your handover date.
The first year after handover is when hidden faults show themselves. This guide lists the ones that typically appear, gives you an 11th month inspection checklist with a test on every line, and shows how to submit what you find. It's written by inspection engineers who carry out month-11 checks for owners; you can read more about Property Snagging DXB here.
Why does the 11th month matter?
Under Dubai Law No. 6 of 2019, the developer must fix defective electrical, mechanical and plumbing installations for one year from handover. Structural defects stay the developer's responsibility for ten years. If an owner never takes possession, the one-year period can run from the project's completion certificate instead.
Month 10 or 11 leaves time to inspect, send the list and get it acknowledged before the year ends. Leave it to the last week, and there may not be time for any of that. It also helps to have lived in the home for most of the year by then: faults that only appear with daily use, heat and heavy AC running have had time to show themselves.
General information, not legal advice. Check your handover certificate for your exact date and your SPA for any extra cover.
What usually shows up in the first year?
These are faults that are hard to see on handover day but tend to appear once the home is lived in.
| System | What appears with use | Where to look |
|---|---|---|
| AC | Condensate drips, weak cooling in some rooms | Ceiling grilles, false ceilings, rooms furthest from the unit |
| Plumbing | Slow drains, small leaks at joints | Under sinks, behind toilets, floor traps |
| Wet areas | Sealant lifting, grout cracking, damp | Shower trays, bath edges, walls beside bathrooms |
| Doors and windows | Sticking, not latching, seal gaps | Bedroom and balcony doors, sliding windows |
| Walls and ceilings | Hairline cracks, stains | Corners, above doors, under bathrooms |
| Water heater and fittings | Leaks at connections, inconsistent hot water | Utility cupboard, each tap |
For the defects most often found at handover, which can return or worsen, see the 12 common defects in new apartments.
What's on the 11th month inspection checklist?
Cooling
- Run the AC in every room until it cools; note any room that doesn't.
- After running, check every grille and the ceiling around it for drips or stains.
Plumbing and wet areas
- Run every tap for two minutes, then check under each sink with a dry tissue.
- Pour water on bathroom and balcony floors; it should flow to the drain.
- Check sealant around baths, showers and basins for gaps or lifting.
- Look for stains or bubbling paint on walls next to wet areas.
Electrics and hot water
- Try every switch, light and socket.
- Run hot water at each tap; check the water heater connections for leaks.
Balcony
- Pour water on the balcony floor and watch where it goes; it should reach the drain, not the door.
- Check the wall and floor inside the balcony door for stains or damp after rain or cleaning.
Doors, windows, walls and ceilings
- Open, close and lock every door and window.
- Walk each room with a torch at a low angle; photograph any crack or stain.
How do you submit defects before the period ends?
- 01
Number every item
One line per defect: number, room, exact location, what's wrong.
- 02
Attach dated photos
A wide shot for the location and a close-up for the detail.
- 03
Email the developer
Send to their customer-care or handover contact, with your unit number and handover date in the subject.
- 04
Get acknowledgement
Ask them to confirm receipt in writing, against your item numbers, before the anniversary.
- 05
Re-check the repairs
When they say each item is fixed, check it against the same number and close it.
What if the developer doesn't respond?
Keep following up in writing, against the same item numbers. If the developer still doesn't act, you can file a complaint with RERA, the regulator within the Dubai Land Department, through the DLD website or the Dubai REST app. A dated list sent before the year ended is your strongest evidence.
If you'd rather have an engineer do the month-11 check, our snagging engineers test each system with instruments and give you a numbered report ready to send.
End of DLP inspection checklist Dubai: FAQs
How long do I have to report defects after handover?
For defective electrical, mechanical and plumbing installations, one year from handover. For structural defects, ten years from the project's completion certificate. Report each defect in writing as soon as you notice it, and do a full check in month 10 or 11 so nothing is missed.
What is the DLP?
The defects liability period is the time after handover when the developer must repair defects at its own cost. In Dubai, Law No. 6 of 2019 sets one year for defective installations and ten years for structural defects. Your SPA may add cover for other items.
Should I hire a professional for the 11th month inspection?
It helps if you want instruments and a numbered report. A thermal camera and moisture meter find leaks and damp behind finishes, and a numbered photo report is easy for the developer to act on. A careful owner can still do much of the checklist above themselves.
Can I still report defects after the first year?
Structural defects can be reported for ten years. For installation defects, the one-year period is what counts, which is why a written list sent before the anniversary matters. Your SPA or supplier warranties may cover some items longer, so check those too.
Is month 11 coming up?
Book your check before the year runs out. To find a slot, check availability. Inspections are quoted after a short scope call, with all costs listed upfront.
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