Dubai snagging inspection: Check it before you sign for the keys.
// Short answer
Do I need a snagging inspection for a new apartment in Dubai?
Yes, if you are taking handover of a new unit. A snagging inspection lists every defect, from cracked tiles to air conditioning faults, before you sign the handover, and the developer is asked to fix them on a written schedule. After that, Dubai Law No. 6 of 2019 keeps the developer liable for faulty installations for one year and for structural defects for ten. You still have to show the defect, so a written, dated list from day one is your best evidence.
The cheapest moment to get a defect fixed is before you sign for the keys. After that, every fault is a claim you have to prove.
What a snagging inspection covers
Walls, ceilings and floors for cracks, damp and loose or uneven tiles. Doors, windows and balcony sliders for alignment and seals. Every socket, switch and light. The air conditioning in each room, run at full load. Water pressure, hot water, drainage, and leaks under every sink. Supplied kitchen appliances. Finishes against the specification in your sale and purchase agreement (SPA).
Professional snagging firms use moisture meters and thermal cameras to find leaks and insulation gaps you cannot see. On a large or expensive unit, that is worth paying for.
Check the paperwork, not just the walls
Ask for the final measured area and compare it with the SPA. Many SPAs let the price move if the final area differs beyond a set tolerance, so read that clause. Check how the registration moves from Oqood to a title deed: the title deed and Oqood guide explains the step. Ask for the first service charge invoice and compare the rate with the one the Dubai Land Department approves for the building.
How to log snags so they get fixed
Photograph every defect with its location, number it, and send the full list to the developer in writing, dated. Ask for a written repair date for each item, then re-inspect before you sign the final handover. Keep the list and every reply: they are your evidence if a fault comes back.
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How long the developer stays liable
Dubai Law No. 6 of 2019, on jointly owned property, makes the developer responsible for defects in the structural parts of the building for ten years, and for faulty mechanical, electrical and plumbing installations for one year. Most legal summaries count both periods from the project’s completion certificate, not from your own handover. On a unit handed over late, part of that first year may already be gone. If a claim matters, confirm the dates with a Dubai lawyer.
Snagging on a resale unit
A ready resale has no developer handover. Use the same checklist at the viewing, write the defects into your offer or the memorandum of understanding (Form F), and price them in. Then check the price, rent and service charge before you commit: how to check if a Dubai apartment is overpriced covers all three.
Frequently asked questions
When should a snagging inspection happen in Dubai?
Who pays for snagging repairs?
How long is a Dubai developer liable for defects?
Does an off-plan unit bought from another investor need snagging too?
Independent research, not financial, legal or tax advice. Rules, fees and data sources change; confirm the current position with a licensed local professional before you commit money.