Snagger

Snagging in Dubai and the UAE: handover inspections and defect periods

By Mark Brincat5 min read

Dubai has made snagging a standard step in buying property, especially off plan. A handover notice arrives, the buyer books an inspector, and a photographed list goes to the developer before the keys are accepted.

Inspect before you sign the handover

The handover acceptance is the signature that matters. It is generally treated as the baseline for later claims — and it is what the developer needs to close the sale. So the inspection belongs after the handover notice and before you sign.

A typical process:

  • The snag inspection. An inspector, ideally an engineer, checks the unit against the approved design and specification and produces a photographed, itemised list.
  • The developer's repairs. The list goes to the developer, whose contractor fixes the items.
  • The de-snag. A second visit to check each item was actually done before you accept the unit.

How long the developer is responsible

  • Finishing and MEP defects — one year. Dubai's law on jointly owned property is commonly read as making the developer liable for non-structural, finishing and MEP defects for at least a year from handover. Most snags fall here.
  • Structural defects — ten years. UAE law imposes "decennial liability" on the contractor and the supervising engineer for collapse or defects that threaten a building's stability, for ten years from delivery. It cannot be excluded by contract. (The UAE Civil Code was reissued in 2026, so article numbers in older guides may have changed.)

Decennial liability is not for cosmetic snags. A cracked tile or a leaking AC drain is a one-year problem — which is why the first inspection, and a second one before the year is up, matter so much.

Common snags in UAE handovers

  • Paint finish — uneven coats, roller marks, poor edges at fixtures.
  • Tiles — cracks, lippage, hollow tiles and grout gaps.
  • Air conditioning — drainage, noise, airflow and thermostat function.
  • Water — leaks under sinks, at shower screens and on balconies.
  • Joinery — wardrobe and kitchen doors misaligned, soft-close not working.

If the developer will not fix it

Keep everything in writing and dated. In Dubai, RERA and the Dubai Land Department have formal complaint routes. A list with photos, locations and dates is the evidence they will ask for.

This is a general guide, not legal advice. Periods and rules change, and your own contract can add to them — check it, and take professional advice before relying on a deadline.