# Snagging Checklist Dubai: 110 Points to Check Before You Accept Handover > Free 110-point snagging checklist for Dubai handover: documents, tools, 14 zones, Article 40 of Law 6/2019, letter template, inspection prices and FAQ. Page: https://continentalclub.ae/articles/snagging-checklist-dubai/ · updated 2026-10-20 · Continental Club Property LLC, Dubai real estate brokerage, RERA ORN 31933 Handover season in Dubai peaks in Q4. Before you sign the handover form, walk the unit with this list. Signing means you accept the unit as it is; anything you did not record becomes your problem to prove later. The list below has 110 points in 14 zones, a legal section with the exact articles of Dubai Law No. 6 of 2019, a template letter to the developer and answers to the questions buyers ask most. ## Before the inspection: documents and payments - Completion notice from the developer. Note the inspection window it gives you, usually around 30 days, and book the slot early. - Sale and purchase agreement (SPA) with the payment schedule, the unit area and the list of fittings and appliances the developer promised. - Receipts for every instalment, including the final payment and the DLD registration fee. - Oqood registration and, after handover, the title deed application. - Service charge statement and a no-objection letter from the owners’ association manager, if the developer asks for it. - DEWA account activated in your name, plus the district cooling account where the building uses it. Without electricity and water the inspection cannot be done. - Passport or Emirates ID. A representative needs a notarised power of attorney. - Ask for the developer’s handover pack: warranties for appliances, user manuals, keys and access cards count, parking bay number. ## What to bring - Phone with a full battery for photos and video, plus a power bank. - Socket tester and a phone charger to test every outlet under load. - Torch, tape measure, spirit or laser level. - A bottle of water for drains and a small ball for floor slopes. - Masking tape or stickers to mark defects on the spot. - This checklist printed, a pen, and the floor plan from the SPA. - Professional inspectors add a thermal camera, moisture meter, borescope and water pressure gauge. ## Entrance, common areas and access - Main door: closes and locks smoothly with every key you were given, no gaps around the frame, peephole and bell work. - Main door model and finish match the SPA or the show unit: no scratches on the outer panel, handle or inner trim; lock plate and architraves sit flush; frame is plumb within 3 mm. - Number of keys, access cards and remote controls matches the handover pack. - Access cards open the lobby, lift, gym, pool and parking gate. - Lifts run smoothly and stop level with the floor; your access card calls the lift to your floor and to the parking levels. - Your parking bay number matches the SPA and the bay is free of fixed obstacles. - Mailbox is assigned and the key works. - Corridor, lift lobby and staircase on your floor are finished, lit and clean. - Intercom connects to the lobby and the gate. - Amenities promised in the SPA (pool, gym, playground, lobby lounge) are complete and open, not still under construction. ## Doors, windows and glazing - Every internal door opens and closes without rubbing, the latch catches, the handle is tight. - Even gaps between door and frame, hinges without play, door stoppers fitted. - Windows open, close and lock; sliding doors run on the track without jumping. - Tilt or micro-ventilation position works where the hardware has it. - Rubber seals are continuous and the sash presses evenly, no draught at the edges. - Protective film is removed from frames and glass; tracks and drainage slots are free of sealant smears and construction dust. - Hinge caps and window-sill end caps are in place; the sill is level and undamaged. - Double glazing: no condensation between panes, no scratches, chips or bubbles. - Outside joint between frame and facade is sealed and the external sill or drip slopes away from the window; glazing specification (double or triple, tint, low-emissivity coating) matches the SPA. - Mosquito screens fitted where specified and undamaged. - Curtain rails or pelmet boxes installed if they are in the SPA. - Glass balustrades and shower screens are fixed firmly, edges polished. ## Walls, ceilings and paint - No cracks, especially at corners, above doors and where walls meet the ceiling. - No damp patches, stains or bubbling paint. Check under windows and around AC units. - Walls are straight: place the level against the wall, a gap over 3 mm per metre is a snag. - Paint is even with no visible roller marks, drips or missed patches, same shade across the room. - Ceiling is level, no sagging, no gaps around light fittings and AC grilles. - Skirting boards are continuous, sealed and not loose. - Wallpaper or decorative panels, if any, have no peeling edges or bubbles. ## Floors and tiles - Tap each tile: a hollow sound means it is not bonded and will crack later. - No chipped, cracked or scratched tiles, no lippage between neighbouring tiles. - Grout lines are full, even and clean; silicone joints at walls and sanitaryware are continuous. - Floor is level across the room; a ball should not roll on its own, except towards shower drains. - Wet areas slope towards the drain; pour water and watch where it goes. - Wooden or laminate flooring has no gaps, creaks or raised edges. - Thresholds between rooms are fixed and flush. ## Plumbing and drainage - Hot and cold water at every tap, with normal pressure and no hammering in the pipes. - Isolation valves, pressure reducing valve and strainer are present at the water inlet; the meter cabinet is accessible. - Hot water arrives within a reasonable time; water heater switches and indicators work. - Every drain clears a full basin or bucket quickly without gurgling. - Look under every sink and behind every toilet with the torch: no drips, no damp cabinet floors. - Toilets flush fully, refill and stop; the bowl is fixed firmly to the floor. - Mixers and showers switch between modes without leaking at the joints. - Floor drains have traps and covers; no sewage smell in bathrooms or kitchen. - Pipe penetrations through floors and walls are sealed, with fire-stop collars where the design requires them. - Washing machine point: water inlet, drain and socket are in place. - Water meter reading recorded in a photo at handover. ## Electrical - Every socket tested with the tester and under load; faceplates straight and tight. - Every switch and dimmer controls the light it should; no flickering. - Distribution board: circuits labelled, breakers trip and reset, no exposed wires. Do not remove covers. - Distribution board door closes and locks, and the key is in the handover pack. - Residual current device trips on the test button. - Smoke detectors are fitted in every room and corridor, sprinkler heads are uncovered, and the building management confirms the unit’s alarm is connected to the panel. - Bathroom and kitchen sockets are at safe distances from water as per the design. - TV, data and telephone points are terminated and labelled. - Doorbell, intercom screen and smart entry panel powered and working. - Exhaust fans in bathrooms and kitchen run and pull air. - Electricity meter reading recorded in a photo at handover. ## Air conditioning and ventilation - Each thermostat controls its own zone; set to 18 °C and feel cold air at every grille within minutes. - No unusual noise or vibration from fan coil units. - Condensate drains freely: no water marks on the ceiling below units, no dripping at grilles. - Filters are clean and accessible through the service panel. - Supply and return grilles are fixed, aligned and not painted shut. - Air actually flows into the exhaust grilles in bathrooms and kitchen: a tissue held to the grille is pulled in, not blown back; shaft openings are free of debris. - District cooling or chiller account is active and the meter reading is recorded. - Outdoor unit, if any, is mounted securely on a bracket with vibration pads. ## Kitchen - Every door and drawer opens fully, soft-close works, fronts are aligned. - Worktop has no chips or scratches, the joint to the wall is sealed. - Sink is sealed to the worktop, drains fast, tap does not drip. - Built-in appliances match the brand and model in the SPA; run each one: hob, oven, hood, fridge, dishwasher, washing machine. - Hood extracts to the duct, not just recirculates, unless the design says otherwise. - Gas connection, if any, is tested and certified, with a shut-off valve accessible. - Sockets above the worktop are positioned as designed and work. - Cabinet interiors are undamaged, shelves and rails are fitted. ## Bathrooms - Shower tray or wet area is waterproofed: run the shower for ten minutes and check the floor outside and the ceiling below. - Shower screen hinges and seals are fitted, the door does not drag on the tray. - Basin, toilet and bath are undamaged, sealed and level. - Mirror, cabinet, towel rails and accessories are fixed firmly. - Exhaust fan runs with the light or a separate switch and vents outside. - Floor slopes to the drain and tiles are not hollow. ## Balcony, terrace and outdoor areas - Balcony door threshold is sealed, no gap for rain to enter. - Floor slopes away from the door and the drain is clear. - Railings are fixed firmly at the correct height, glass panels secure. - Outdoor tap and socket, if specified, are present and working. - External walls, soffit and paint are finished without stains. - Villas and townhouses: roof access, rainwater outlets, boundary walls, gate motor, garden irrigation, pool pump and filters, garage door and external lighting. ## Wardrobes, joinery and smart home - Wardrobe doors aligned, hinges adjusted, rails and shelves fitted as per the plan. - No chips on laminate edges, no visible glue or screws. - Smart home hub, if in the SPA, is installed and transferred to your account; electronic locks accept your codes. - Built-in lighting in wardrobes and under cabinets works. ## Area, finishes and the record - Measure the main rooms and compare with the SPA plan; the SPA sets the tolerance, usually a few percent. - Finishes match the SPA or the show apartment: tile type, timber colour, sanitaryware brand. - Photograph each defect twice: a wide shot that shows where it is, and a close-up. Number them. - Take one continuous video walking through every room, including meters and the key count. - Write the snag list as a single numbered table: room, item, defect, photo number, severity. ## What the law says The rules below come from the official text of Dubai Law No. 6 of 2019 on Jointly Owned Real Property. Article 40 sets two liability periods: - **10 years** from the completion certificate for structural defects (Article 40(a)). - **1 year** from the date you take over the unit for mechanical, electrical, plumbing and similar installations (Article 40(b)). If you do not take over the unit, the year runs from the completion certificate instead. Any clause in the SPA that reduces these rights is void. The ten-year structural liability also exists in the UAE Civil Code (Article 880 of the former code; the new Federal Decree-Law No. 25 of 2025, in force since June 2026, carries the regime in its articles on contractor liability). Disputes under Law 6/2019 go to the Rental Disputes Settlement Centre under Article 42. Service charges approved by RERA must be paid regardless of open snags (Article 28), so use the snag list and the developer’s written commitments rather than withholding fees. This is general information, not legal advice; confirm your position with a licensed lawyer for anything beyond cosmetic defects. ## How to submit the snag list 1. Send the numbered list with photos through the developer’s official channel: the handover portal, the customer care email, or both. Keep the delivery confirmation. 2. Ask the handover representative to sign each page of your list on site. 3. Mark severity: critical (water, electrical safety, structure), major (appliances, AC, doors), minor (paint, grout, scratches). 4. Agree repair dates in writing. Developers typically close minor items in two to four weeks and major ones within about a month, but the SPA governs. 5. Do not sign a clean handover form against a verbal promise to fix later. If the unit has critical defects, record them on the form before signing or ask for a written repair schedule. 6. Re-inspect every closed item. Keep the full file: it supports warranty claims during the first year and the structural claim for ten years. 7. Book a second walk-through in month eleven of the defect liability period to catch anything that appeared after you moved in. ### Template letter to the developer Subject: Snag list for Unit [number], [project], handover inspection of [date] Dear [developer customer care], Following the handover inspection of Unit [number] on [date], please find attached the numbered snag list with [N] items and photographs. Items 1 to [k] are marked critical and prevent occupation. Under Article 40 of Dubai Law No. 6 of 2019 and the terms of our SPA dated [date], we request a written rectification schedule within [7] days and completion of critical items before handover is finalised. Please confirm receipt of this list. Regards, [name], owner of Unit [number] ## Snagging companies and prices in Dubai If you prefer a professional inspection, the Dubai market in 2026 looks like this. Prices are published by the companies themselves and exclude 5% VAT. | Unit type | Typical price, AED | Time on site | | --- | --- | --- | | Studio or 1 bedroom | 800 to 1,500 | 2 to 3 hours | | 2 bedrooms | 1,200 to 3,500 | 3 to 4 hours | | 3 bedrooms | 1,600 to 3,500 | 3 to 4 hours | | Townhouse or villa | 2,500 to 5,500 and above | 4 to 8 hours | A report usually arrives within 6 to 48 hours. Re-inspection is often charged at about half price, some companies include one visit. A thermal camera and moisture meter add a few hundred dirhams and are worth it for top floors and wet areas. Expect an inspector to log anywhere from 35 to 200 items on a new unit; most are cosmetic. Prefer a professional? [Order our snagging inspection](/snagging-inspection-dubai/): fixed prices from 749 AED, report within 24 hours. ## After handover: live, rent or sell? A unit that passed inspection with a clean snag file is easier to let and easier to sell. Our [ready property](/en/ready/) listings and the DLD transaction history on every project page show what similar units rent and sell for in your building. If you plan to rent the unit out, we can estimate the achievable rent from registered contracts in the same tower. ## Questions buyers ask ### Is snagging mandatory in Dubai? No. The law does not require it, but it is your only chance to record defects before you accept the unit. After signing, you rely on the warranty periods and on proving the defect existed. ### How much does a snagging inspection cost? From about 800 AED for a studio to 5,500 AED and more for a villa, plus VAT, depending on size and whether a re-inspection and thermal imaging are included. ### How long does the inspection take? Two to four hours for an apartment and four to eight for a villa. Allow another hour to write up and photograph the list. ### Who pays for snagging? The buyer, if they hire an inspector. Fixing the defects found is the developer’s cost within the liability periods. ### What is the defect liability period? One year for installations and finishes from the handover date and ten years for the structure from the completion certificate, under Article 40 of Dubai Law No. 6 of 2019. ### Can I refuse to accept the keys? There is no article that says yes or no. In practice you can decline to sign the handover form while critical defects remain, and ask for a written repair schedule. Refusing over cosmetic items is usually treated as unreasonable, and the one-year period then runs from the completion certificate rather than from your acceptance. ### Do I have to pay service charges while defects are open? Yes. Article 28 does not allow an owner to withhold RERA-approved charges. Pursue defects through the snag list and the warranty instead. ### What if the developer does not fix the defects? Write to the developer by email and registered letter, then file a complaint with RERA through the Dubai REST app, and if needed take the case to the Rental Disputes Settlement Centre, which has jurisdiction under Article 42. ### Should I snag before or after handover? Before you sign. Most developers give an inspection window after the completion notice. A second check in month eleven of the first year catches late defects. ### Can I inspect remotely if I live abroad? Yes. A representative with a notarised power of attorney can attend, or you hire an inspector who sends a photo report. Many overseas owners combine the two. ## Links - Page: https://continentalclub.ae/articles/snagging-checklist-dubai/ - JSON: https://continentalclub.ae/articles/snagging-checklist-dubai.json - Russian version: https://continentalclub.ae/ru/articles/priemka-kvartiry-v-dubae-chek-list/ (Markdown: https://continentalclub.ae/ru/articles/priemka-kvartiry-v-dubae-chek-list.md) How to cite: "Snagging Checklist Dubai: 110 Points to Check Before You Accept Handover — Continental Club Property, 2026-10-20, https://continentalclub.ae/articles/snagging-checklist-dubai/"