Pre-handover and handover inspections
Handover Inspection in Dubai
Your handover appointment is the moment a new home moves from the developer's hands into yours. A handover inspection makes sure that, before you sign, every defect has been found, photographed and recorded, so the developer fixes it at its own cost and you start life in your new home with a clear paper trail.
- Before you sign the acceptance form
- We can attend your developer walkthrough
- Same-day photographed report
- 500+ checkpoints
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What we check at handover
- Workmanship and finishes: Walls, ceilings, floors, tiling, joinery and paint checked room by room against the developer's specification.
- Systems working as they should: Air-conditioning, electrics, lighting, hot water, plumbing and drainage tested, not just looked at.
- Doors, windows and locks: Every door, window and sliding door opens, closes, seals and locks properly.
- Appliances and fittings: Kitchen appliances and sanitaryware present, working and consistent with what your sale agreement specifies.
- Wet areas and waterproofing signs: Shower falls, drainage, grout and silicone, and thermal and moisture checks for hidden water.
- Balconies, terraces and outside areas: Drainage, balustrades and finishes, plus roofs, gardens and boundary walls for villas and townhouses.
- Visible safety items: Smoke detectors and sprinkler heads in place and unobstructed, safe glazing and secure balustrades.
- Previously reported snags: If you raised snags at a pre-handover viewing, we check whether each one has actually been rectified.
Why the handover inspection matters most
At handover, the developer still has its contractors on site and the property is still its responsibility. Defects recorded before you sign are clearly the developer's to fix, they can be fixed before your furniture arrives, and there is no argument about whether damage happened after you moved in.
Once you sign the developer's handover or unit acceptance form, the conversation changes. The developer remains responsible for genuine defects for the periods set out in your sale and purchase agreement and in Dubai law, but every snag now has to be reported, tracked and chased. Getting a complete, independent snag list on handover day is the simplest way to protect yourself.
Pre-handover, handover and post-handover inspections
| Inspection | When it happens | What it achieves |
|---|---|---|
| Pre-handover | At a developer viewing before the handover appointment | Snags are raised early so the developer can fix them before you collect the keys |
| Handover | On the day of your handover appointment, before you sign | Every defect is recorded on the developer's form, and earlier snags are checked |
| Post-handover | After you have collected the keys | A complete snag list is submitted while the developer is still responsible for defects |
| Warranty-end | Before the developer's defect obligations expire | Defects that appeared since you moved in are logged while they are still covered |
Not sure which you need? Our article on pre-handover vs post-handover snagging walks through the options.
Your handover day, step by step
- Read the completion notice carefully. It sets out the handover window, any amounts due and the documents you need.
- Settle the developer's handover requirements, such as final payments and utility registration, so electricity and water are on for testing.
- Book your handover inspection for, or before, your appointment date.
- Walk through the property with the developer's representative and your snag report. ProSnagging can attend your walkthrough with you.
- Make sure every defect is written on the developer's snag list or handover form, with a reference number, and keep your own copy.
- Do not sign a form stating the property is defect-free while snags remain open. Agree in writing which items will be fixed before and after handover.
- Once the developer reports the fixes complete, you can book a re-inspection to confirm the work before you close the snag list.
For the full process, including what to ask and what to keep, read our Dubai handover guide.
What the law says about defects after handover
Dubai Law No. 6 of 2019 on jointly owned property makes developers liable for defects in electrical, electromechanical and plumbing works for one year, and for structural defects for ten years from the date of the completion certificate. Your sale and purchase agreement may set out more specific terms, so keep it to hand. Our guide to the defects liability period in Dubai explains what is usually covered and how to claim. This is general information, not legal advice.
Frequently asked questions
What is a handover inspection?
A handover inspection is an independent snagging inspection carried out when a developer hands a completed property to its buyer, ideally before the buyer signs the acceptance documents. Every defect is photographed and recorded so the developer fixes it under its own obligations.
Can the developer refuse to let my inspector in?
Access is controlled by the developer, and practices vary. Most UAE developers allow buyers to bring an inspector to the handover appointment or a pre-handover viewing, though some limit the time available. If access is refused, we inspect as soon as you hold the keys, and your rights to have defects fixed continue.
Should I sign the handover form if there are snags?
You can usually accept handover with snags recorded, but avoid signing anything stating the property is free of defects. Make sure every snag is listed on the developer's form with a reference number, and agree in writing which items will be fixed and when.
I have already signed and moved in. What now?
Book a post-handover inspection. Defects reported while the developer's obligations remain in force are normally still its to fix. The report gives you a complete, photographed snag list to submit to the developer's customer-care team.
Do I need electricity and water connected for the inspection?
Ideally, yes. Testing air-conditioning, sockets, lighting, hot water and drainage needs power and water, and many developers require utility registration before handover anyway. If utilities are not connected, the report records which tests could not be carried out.
Can you attend the developer's walkthrough with me?
Yes. ProSnagging can accompany you at the official developer handover, cross-reference our report with the developer's snag list, and check whether previously raised defects have been rectified before you sign.