Handover
Pre-Handover vs Post-Handover Snagging in Dubai: Which Do You Need?
Pre-handover snagging happens before you accept the property, so the developer can fix defects before you take the keys. Post-handover snagging happens after you have the keys, while the developer is still responsible for defects. Both protect you; the right choice depends on what your developer allows and where you are in the process.
By the ProSnagging inspection team · · 4 min read
Key takeaways
- Pre-handover is ideal: snags are fixed before you move in, with no argument about who caused them.
- Post-handover still works: defects reported while the developer's obligations remain in force are normally its to fix.
- A warranty-end inspection catches defects that appear after you move in.
- Never sign a form saying the property is defect-free while snags remain open.
Pre-handover snagging explained
A pre-handover inspection takes place before you formally accept the property, usually during a viewing the developer offers ahead of the handover appointment, or at the appointment itself before you sign. The aim is to give the developer a complete snag list while its contractors are still on site, so faults can be fixed before you collect the keys.
Its advantages are clear: the property is empty, so every surface is visible; there is no doubt the defects predate your occupation; and repairs happen before your furniture arrives. The limitation is access. Developers control when buyers can enter, and some offer only a short window.
Post-handover snagging explained
A post-handover inspection happens after you have accepted the property and hold the keys. It is common when a developer did not allow an inspector at handover, when a buyer was overseas, or when a buyer signed before realising how many defects there were.
It is not too late. Under Dubai Law No. 6 of 2019, developers remain liable for defects in electrical, electromechanical and plumbing works for one year and for structural defects for ten years from the completion certificate, and your sale and purchase agreement may set out further obligations. A post-handover snag list, submitted promptly, keeps those defects on the developer's side of the ledger. Ideally, inspect before you move furniture in.
The four inspection points compared
| Inspection | When | Best for |
|---|---|---|
| Pre-handover | Developer viewing before handover | Getting snags fixed before you take the keys |
| Handover | At the handover appointment, before signing | Recording every defect on the developer's form |
| Post-handover | Soon after you receive the keys | Buyers who could not inspect earlier |
| Warranty-end | Before the developer's defect obligations expire | Defects that appeared after moving in |
Which one should you choose?
- Your developer offers a pre-handover viewing: book an inspection for that viewing, then check the fixes at handover.
- Your developer only allows access at the handover appointment: inspect at the appointment and record every snag before you sign. ProSnagging can attend your walkthrough with you.
- You are overseas: use a remote inspection with developer access arranged on your behalf, so you do not need to fly in.
- You already have the keys: book a post-handover inspection as soon as you can, ideally before furniture arrives.
- You have lived in the home for most of a year: book a warranty-end inspection before the developer's obligations run out.
Our handover inspection page explains how each visit works.
Can you do both?
Yes, and many buyers do. A pre-handover inspection produces the snag list; a re-inspection at handover confirms what has been fixed and what is still outstanding. Later, a warranty-end inspection catches defects that only appear with use, such as cracking as the building settles, sealant failure or air-conditioning faults in the summer.
What to watch for on handover day
Whichever route you take, protect yourself at the moment you sign. Make sure every known snag is written on the developer's handover form with a reference number, keep a copy, and do not sign a statement that the property is free of defects while items remain open. Our Dubai handover guide covers the full process. This article is general information, not legal advice.
Frequently asked questions
Is pre-handover snagging better than post-handover?
Pre-handover is usually better because defects can be fixed before you move in and there is no question of who caused them. Post-handover snagging is still effective, because defects reported while the developer's obligations remain in force are normally its to fix.
Will the developer let me inspect before handover?
It depends on the developer and the project. Many allow a pre-handover viewing or let buyers bring an inspector to the handover appointment; some limit the time. If access is not possible, inspect as soon as you receive the keys.
How long after handover can I still report snags?
Dubai Law No. 6 of 2019 makes developers liable for installation defects for one year and structural defects for ten years from the completion certificate, and your sale and purchase agreement may add more specific terms. Report defects as early as possible and in writing.
What is a re-inspection?
A re-inspection is a follow-up visit after the developer reports its fixes complete. The inspector checks each snag on the original list and records whether it has been properly rectified.