How to take handover of an off-plan home in Dubai and snag it
At handover you check the developer's final statement against your contract, inspect the home and list every defect in writing, pay, and then take the keys. Under Law No. 6 of 2019, the developer must repair defective installations for 1 year from handover of your unit and structural defects for 10 years from the completion certificate; other legislation may add rights. Keep every notice, receipt and inspection report.
Steps
Read the completion notice
Who: The developer, then you
Documents:
- Completion or handover notice
- DLD Project Status Enquiry result
The developer tells you the building is complete and what you must pay. Confirm the project's status in the DLD Project Status Enquiry.
Check the final statement
Who: You
Documents:
- Final statement of account
- Sale and purchase agreement
Compare it line by line with your contract. It usually includes the handover instalment, any adjustment for a difference in unit area, and service charges from the date your contract sets.
Arrange finance early, if borrowing
Who: You, with your bank
Documents:
- Bank offer
- Valuation report
The bank will need to value the unit before it lends, and a mortgage on a unit still in the interim register is registered through its own DLD service, so start well before the due date.
Inspect and list defects
Who: You, or an inspector you hire
Documents:
- Unit plan from the agreement
- Written snagging list
Walk through every room using the inspection table below, photograph each defect, and give the developer a dated written list with a date for repairs.
Pay, sign and take the keys
Who: You and the developer
Documents:
- Payment receipts
- Handover documents
Pay the balance, sign the handover papers and collect keys and access cards. Photograph meter readings and the unit's condition on the day.
Receive the title deed
Who: The developer and the DLD
Documents:
- Passport
- Proof of full payment
Once the unit is fully paid and moved from the interim register, the title deed is issued in your name.
What to inspect
| Area | What to look for |
|---|---|
| Walls, ceilings and floors | Cracks, uneven tiles, paint defects, damp marks |
| Doors and windows | Alignment, seals, locks, scratched glass |
| Plumbing | Water pressure, leaks under sinks, drainage, hot water |
| Electrical | Every socket and switch, the distribution board, lights |
| Air-conditioning | Cooling in every room, thermostat, noise, condensate drainage |
| Kitchen and appliances | Cabinet alignment, appliances working, worktop finish |
| Balcony or terrace | Drainage falls, railings, waterproofing |
| Size and layout | Against the plan in your agreement and any area tolerance clause |
Eagle Star inspection checklist
Your protection periods
| Stage | Time |
|---|---|
| Developer liability for defective installations, from handover of your unit | 1 year |
| Developer liability for structural defects, from the completion certificate | 10 years |
| Escrow retention, from registration of the units in buyers' names | 1 year |
Figures as of ; sources: dlp.dubai.gov.ae.
Documents checklist
- Sale and purchase agreement and its unit plan
- Oqood certificate
- Final statement of account
- Written snagging list with photographs
- Payment receipts
- Handover documents and key receipt
Common mistakes
- Taking the keys before listing defects in writing.
- Delaying possession without a reason: if you refuse or delay taking possession, the installations period runs from the completion certificate instead.
- Reporting defects by phone only.
- Letting a tenant move in before repairs are done.
Frequently asked questions
How long is a developer liable for defects in Dubai?
Under Law No. 6 of 2019, a developer is liable for structural defects for 10 years from the completion certificate and for defective installations, such as mechanical, electrical and plumbing works, for 1 year from handover of your unit. An agreement that contradicts these periods is void, and other legislation may add rights.
Should I hire a snagging inspector?
It is your choice; the law does not require one. What matters is a complete, dated, written list of defects given to the developer before or at handover.
What if I delay taking handover?
If you refuse or delay taking possession, the installations liability period starts from the completion certificate rather than from your handover.
Does the escrow retention cover my repairs?
Not directly. Under Law No. 8 of 2007 the escrow agent holds 5% of the account for 1 year after units are registered in buyers' names, but the law does not tie that retention to any one owner's repairs.