Off-Plan Handover Checklist: Snagging Your New Home in Dubai

Handover is the day the plans turn into a home - and the last moment when the developer's attention is fully on your unit. A careful inspection now saves months of emails later.

1. The handover notice

When the building has its completion certificate, the developer sends a handover notice with what is due and how to book an appointment. Read it for:

• The final instalment and any other amounts due before keys.
• Service charges for the first period and any fees for handover or the title deed.
• The documents to bring: passport or Emirates ID, the SPA, Oqood certificate and payment receipts.
• The deadline - handover notices usually set a period to complete it.

2. Arrange the money and the utilities

If you are financing the handover payment, give the bank the developer's documents early - valuations and approvals take time. Prepare to open accounts for electricity and water (DEWA in most of Dubai) and, where it applies, district cooling, gas and internet.

3. Snag the unit: room by room

Go in daylight, take your time, and photograph every defect with a note of where it is.

Throughout

• Walls and ceilings: cracks, uneven paint, damp patches.
• Floors: hollow-sounding or cracked tiles, scratches, uneven grout.
• Doors and windows: open, close and lock smoothly; seals intact; no gaps.
• Electrics: every switch, socket and light works; the panel is labelled.
• Air conditioning: cools in every room; no drips from units or ducts.

Kitchen

• Cabinets and drawers aligned and closing properly; worktop joints sealed.
• Every appliance supplied works; the sink drains; no leaks under it.

Bathrooms

• Water pressure and hot water at every tap and shower.
• Drains run freely; no water pooling on the floor or in the shower.
• Silicone around basins, baths and showers is complete; toilets flush and refill.

Balcony and outside

• Balcony floor slopes to the drain; railings firm; glass undamaged.
• For villas and townhouses: the roof, garden drainage, boundary walls and parking.

Against the SPA

• The layout, size, finishes and fittings match what was promised.
• Parking space and storage, if included, are allocated to you.

4. Get it fixed

1. Give the developer your list in writing, with photos, and keep a copy.
2. Agree a date for each repair, then re-inspect.
3. Sign the handover form noting any items still open.

5. After handover

Defects that appear later are covered by the developer for a period after completion, under the SPA and UAE law. Report them in writing as soon as you see them. If you will rent the unit out, register the tenancy contract through Ejari and keep the snagging report with your records - it helps if a dispute arises about the unit's condition.

Questions people ask

Should I hire a snagging company?

It is worth considering for a large unit or if you are abroad. Professional inspectors use moisture meters, thermal cameras and checklists, and give you a report the developer can work from. For a small unit, a careful owner with a checklist can do a good job.

Can I refuse handover if there are defects?

Minor defects are normally listed and fixed after handover. If the unit is not finished or not as specified in the SPA, raise it in writing before accepting handover and check your SPA's terms.

What is the defects liability period?

A period after completion during which the developer must fix defects in the building. The SPA and UAE law set out how long it lasts and what it covers, so keep your snagging list and every later report in writing.