Snagging and Handover Checklist for Dubai Off-Plan Property

By the MgtWell Property research desk. Reviewed for accuracy against official sources.

After years of instalments, handover day is when your off-plan property finally becomes real. It is also your best chance to get defects fixed at the developer's cost. This snagging and handover checklist walks you through the process, what to inspect room by room, the documents and fees to expect, and the legal protections that continue after you collect the keys.

What is snagging?

A snag is any defect, incomplete item or damage in a new property: a cracked tile, a door that does not close, a leaking tap, a missing socket cover. Snagging is the systematic inspection to find and record those issues so the developer can fix them.

Even good developers deliver units with snags. Finding them early, and getting them acknowledged in writing, saves time and money later.

The handover process step by step

1. Completion notice. The developer informs you the building is complete and sets out the handover requirements and final amount due.
2. Final payment. Pay the remaining balance, arrange your mortgage drawdown, or start your post-handover plan.
3. Clear charges. Pay service charges due from completion and any admin fees.
4. Utility registration. Set up DEWA (water and electricity) and, where relevant, district cooling. DEWA deposits typically start around AED 2,000 for apartments and AED 4,000 for villas, refundable later.
5. Book the inspection. Schedule a unit inspection with the developer's handover team.
6. Snagging inspection. Inspect the unit yourself or with a professional, and submit a written snag list.
7. Rectification and re-inspection. The developer fixes snags. Re-check before signing off.
8. Key collection and documents. Receive keys, access cards, parking permits, warranties and manuals.
9. Title deed. The Oqood converts to a title deed. Industry guidance suggests this usually takes 30 to 90 days after handover. See Oqood vs title deed explained.

Snagging and handover checklist: room by room

Bring a torch, spirit level, phone charger (to test sockets), tape measure, masking tape or stickers to mark defects, and a camera.

Entrance and general

• Main door: closes, locks, seals properly, no scratches
• Unit number, peephole, door handle and stopper fitted
• Walls: no cracks, uneven paint, stains or patching marks
• Ceilings: no cracks, water marks or gaps around fittings
• Floors: no cracked, chipped, hollow-sounding or uneven tiles, and grout complete
• Skirting boards fitted and sealed
• Measure the unit against the SPA floor plan

Electrical

• Every light switch and light works
• Every socket works (test with a charger)
• Distribution board labelled and breakers working
• Smoke detectors and fire alarm present
• Intercom and doorbell work
• TV and data points present as specified

Air conditioning

• Each unit cools and thermostat responds
• No unusual noise, dripping or smells
• Grilles clean and fitted

Kitchen

• Cabinets aligned, doors and drawers open smoothly, hinges secure
• Countertops: no chips, cracks or stains, joins sealed
• Sink: hot and cold water, drains quickly, no leaks underneath
• Appliances (if included): power on, model matches specification
• Extractor hood works and vents properly

Bathrooms

• Hot and cold water at all taps and showers, good pressure
• Toilets flush and refill, no leaks at base
• Drains clear, water does not pool on the floor
• Silicone sealing complete around bath, shower and basin
• Mirrors, accessories and exhaust fans fitted and working
• Tiles: no cracks, consistent grout

Bedrooms and living areas

• Wardrobes: doors aligned, rails and shelves secure
• Windows: open, close and lock, seals intact, glass not scratched
• Balcony: drainage works, railings secure, door seals tight

Villas and townhouses (extra checks)

• Roof and terrace waterproofing, no damp patches inside
• Garden drainage, irrigation points and boundary walls
• Garage door, external lighting and water tank
• Stairs and handrails secure

Building and common areas

• Lifts, corridors, parking bay allocated as per SPA
• Amenities promised in the SPA (pool, gym) complete and open

Documents to collect at handover

Your legal protections after handover

Signing for keys does not end the developer's responsibilities. Under Dubai Law No. 6 of 2019 on jointly owned property (Article 40), as explained by Chambers and Partners:

Any agreement that tries to reduce these protections is void. In addition, under the escrow law, 5% of the project's escrow account is retained for one year after units are registered to buyers, which gives developers a strong reason to resolve early defects.

If a defect appears later, record it with dated photos, notify the developer in writing, and keep copies of all correspondence. Your SPA may give extra warranties on top of the law.

General information, not tax/legal advice. Speak to a qualified adviser in your country, and a UAE lawyer for disputes.

Snagging from abroad

Many of our clients are not in Dubai at handover. Options include:

• Professional snagging company: inspects with specialist tools and produces a photo report.
• Your agent under a power of attorney: attends inspection and signs on your behalf.
• Video walkthrough: useful for a first look, but not a substitute for a detailed inspection.

Tips for a smooth handover

• Read the completion notice carefully and note the deadline for final payment.
• Do not rush. Allow several hours for an apartment and longer for a villa.
• Photograph everything with timestamps.
• Get the snag list acknowledged in writing before signing off.
• Arrange a mortgage early if you are financing the final payment.
• Plan letting in advance so the unit is ready to rent once snags are fixed.

How MgtWell helps

We coordinate handover for overseas buyers, from final payment and utilities to snagging and key collection, then help you let the property. Learn more about our after-sales and handover service and property management service.

Frequently asked questions