The Dubai Snagging Checklist - What to Check Before You Accept Your New Property

You have waited months (or years) for your off-plan property to reach completion. The developer sends you a handover notice. You arrive, keys in hand, and need to decide: accept or flag issues? This is your snagging inspection - and it matters more than most buyers realise.

What Is Snagging?

Snagging is the process of inspecting a newly completed property for defects before formal handover. You are looking for anything that does not meet the standard promised in your sales agreement - from cracked tiles to misaligned doors to faulty electrics.

In Dubai, developers typically give you a defined snagging period (usually 7-14 days after handover notice) to report defects. After this window, getting issues resolved becomes significantly harder.

Should You Hire a Professional?

Yes, if your budget allows. Professional snagging companies in Dubai charge AED 1,500-3,000 for an apartment inspection and AED 3,000-5,000 for a villa. They use specialised tools (thermal cameras, moisture meters, laser levels) and produce detailed reports.

If you cannot hire a professional, this checklist will help you conduct a thorough inspection yourself.

The Snagging Checklist

Entrance and Corridors

• Front door opens, closes, and locks properly
• Door frame is straight with no gaps
• Hinges are secure and silent
• Peephole and doorbell function
• Corridor lighting works
• Floor tiles are level with no hollow spots (tap with a coin - hollow sounds indicate poor adhesion)

Living Areas and Bedrooms

• Walls are straight, smooth, and free of cracks
• Paint is even with no patches, drips, or missed spots
• Flooring is level and consistent (no chips, scratches, or uneven joints)
• All power sockets work (bring a phone charger to test)
• Light switches operate correctly
• Windows open, close, and lock properly
• Window seals are intact (no gaps or drafts)
• Curtain tracks or blinds are fitted and functional
• AC vents are clean and positioned correctly
• No water stains on ceilings or walls

Kitchen

• All appliances power on and function (oven, hob, extractor, dishwasher, fridge)
• Worktops are undamaged with no chips or cracks
• Cabinets open and close smoothly with aligned doors
• Sink and taps work with good water pressure (test both hot and cold)
• No leaks under the sink
• Tile grouting is complete and sealed
• Extractor fan operates

Bathrooms

• Toilets flush properly with no running water after
• Shower has adequate pressure (test all heads)
• Hot water reaches all taps within a reasonable time
• No leaks around toilet base, shower tray, or basin
• Tiles are grouted and sealed (especially around shower area)
• Mirrors and vanity units are securely fitted
• Drainage is fast with no pooling (run the shower for 5 minutes and check)
• Extractor fan works
• Towel rails and accessories are secure

Balcony/Terrace

• Doors open, close, and lock properly
• Flooring is level with proper drainage
• Railings are secure and at the correct height
• No cracks in external walls or glass panels
• Drainage outlets are clear

Electrics and AC

• All circuit breakers are labelled in the distribution board
• AC cools each room effectively (run for 15-20 minutes)
• No unusual noises from AC units
• Thermostat controls respond
• All ceiling lights are fitted and working

Plumbing

• Water pressure is consistent across all taps
• Hot water heater is functioning
• No visible pipe leaks in utility areas
• Washing machine connections are accessible and working

General

• Intercom and building access systems work
• Smoke detectors are present and functional
• Fire extinguisher is provided (if applicable)
• Parking space matches your allocation
• Storage room (if included) is accessible and clean

How to Report Snags

1. Document everything - take photos and videos of each defect with clear context
2. Be specific - “crack in master bathroom floor tile, third tile from door” is better than “bathroom tile issue”
3. Use the developer’s official process - most have a snagging app or portal; submit through official channels
4. Keep copies - save your submission confirmation and all correspondence
5. Set a deadline - ask the developer for a timeline on repairs and follow up

What If the Developer Does Not Fix the Issues?

If defects remain unresolved after reasonable follow-up:

• Escalate through the developer’s customer service management
• File a complaint with RERA if the defects are material
• For structural or safety issues, consult a property lawyer

Most reputable developers will address legitimate snags within their warranty period (typically 12 months for fixtures and finishes, longer for structural elements).

Key Tips

• Visit at different times - inspect during daylight for visual defects, and at night to check lighting and noise levels
• Bring tools - a phone charger, a small torch, a coin (for tile tapping), and a marble or small ball (to check floor levels)
• Do not rush - a thorough inspection takes 2-3 hours for an apartment
• Take someone with you - a second pair of eyes catches things you miss

Need Help with a Handover?

If you are approaching handover on a new property in Dubai and want guidance on the process, get in touch. I can connect you with reliable snagging professionals and walk you through the handover process.