A practical guide to your Dubai handover inspection

Protect your position before handover

A methodical inspection helps you identify issues before you accept the property and enter the defect liability period.

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Handover steps

1. You get the completion notice: The developer sends a notice inviting you to inspect and take handover of your unit, usually with a short window (often 14–30 days) to complete the process. Read the notice carefully, as it usually states the fees due and any deadline for raising snags.
2. Book an independent snagging inspection: Before you sign anything, arrange for an independent inspection of the unit, ideally before or on the same day as your official developer walkthrough. An independent engineer has no incentive to overlook defects, unlike a developer representative guiding you through the unit.
3. Attend the official developer walkthrough: Bring your snagging report with you. Walk through each room methodically, and don't let the developer's representative dictate the pace. Test every switch, tap, door and window yourself, and note anything you're unsure about instead of assuming it will be fine.
4. Log every defect in writing: Verbal promises are not enforceable. Every defect, no matter how small, should be logged on the developer's official snag list or handover form, dated, and (ideally) acknowledged with a signature or reference number. Keep photos and your own copy of everything you submit.
5. Verify rectification before final sign-off: Developers are required to fix defects raised while their contractual rectification obligations remain in force, as set out in your sale and purchase agreement. Before you sign the final handover or unit acceptance form, confirm which items will be fixed pre-handover versus afterwards, and keep a paper trail for anything outstanding.
6. Know your rights after handover: Once you've accepted the keys, the developer's rectification obligations continue to run under your sale and purchase agreement. Any defect that appears or is discovered later, including ones that aren't obvious on day one like water ingress or MEP faults, should be reported to the developer promptly, and well before those obligations lapse.