Handover day: what to check before you sign anything

You have waited two or three years. The developer calls, the unit is ready, and there is understandable pressure to just take the keys.

Resist that for a few hours. Snagging before acceptance costs you a day. Snagging after costs you months of emails.

1. The sequence, and where you can push back

1. Handover notice from the developer, usually with a window to complete.
2. Final payment and settlement of any outstanding instalments.
3. Inspection (snagging) — your opportunity to list defects.
4. Signing the acceptance — you formally take possession.
5. Title deed issuance — Oqood converts to a title deed registered with DLD.
6. Utilities and, if letting, Ejari.

Step 3 is the only point where you hold real leverage. Before you sign acceptance, the developer wants your signature. After, you want their attention. Those are very different negotiating positions.

2. What snagging actually covers

Snagging is a systematic inspection for defects and incomplete work. Not cosmetic preference — workmanship and function.

Worth checking properly:

• Every socket, switch and light — individually, not a sample
• Every tap, drain and flush — run them, look underneath for leaks
• AC in each room — airflow and actual cooling, not just that it turns on
• Doors and windows — open, close, lock, seal
• Tiles and flooring — hollow tiles sound different when tapped; this is a common and expensive defect
• Paint, silicone and sealant lines
• Kitchen appliances where included
• Balcony drainage — pour water and watch where it goes
• Unit dimensions against the contract

A professional snagging company typically charges a few thousand dirhams and produces a photographed report. On a unit worth over a million, that is cheap insurance — and their report carries more weight than a handwritten list.

3. The defects liability period

This is the protection most buyers do not know they have.

Under UAE law, developers carry a one-year defects liability period covering fixtures and finishes from handover, and a substantially longer structural liability period for major structural defects.

What that means practically:

• Defects appearing within the first year should be rectified by the developer at no cost to you
• Structural issues carry protection well beyond that
• Report in writing, always. A phone call leaves no record. Email creates a dated trail.

So the snag list is not your only chance — but it is your best one, because the developer is still on site with trades available.

4. If the unit is not as promised

Different from a defect. A defect is something broken. This is something different from what you bought.

• Materially smaller area than the contract states
• Specification downgrades — different finishes, missing appliances
• Layout changes from the approved plan
• Missing amenities that formed part of the sale

You can decline to sign acceptance while these are addressed. That is your right and it is the only real leverage you have.

Document everything — photographs, measurements, the original contract and brochure. If it cannot be resolved directly, the Rental Disputes Centre and DLD have escalation routes, but a documented position resolves most cases without going there.

5. What to do immediately after handover

1. Title deed — confirm issuance and check every detail on it.
2. DEWA — connect electricity and water; a refundable deposit applies.
3. Service charges — they start now. Confirm the approved rate and set up payment. See our service charges guide.
4. Owners’ Association — register as an owner and get access to building communications.
5. If letting — register the tenancy on Ejari once you have a tenant.
6. Keep the snag list — you will need it if items are not rectified.

One thing worth knowing: the first service charge budget in a new building is frequently higher than the launch estimate. Once RERA reviews the first real Mollak budget, the approved rate can land above what you were quoted at sale. Budget for that rather than being surprised by it.

6. Frequently asked questions

Sources & verification. Defects liability provisions per UAE Civil Code and Dubai property regulations; handover and title registration procedures per the Dubai Land Department. General information, not legal advice. Figures reflect the position as at 22 August 2026 and can change — always confirm current rules with the relevant authority before you commit.