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Property snagging is the process of inspecting a newly built or off-plan property before final handover to identify defects, unfinished work, or quality issues that the developer must fix.
In Dubai's fast-paced development market, snagging is not optional — it's essential. Developers build at incredible speed, and even premium projects from top-tier developers regularly have defects at handover.
Why Snagging Matters in Dubai
Dubai developers are legally obligated to deliver properties that match the specifications in your Sales and Purchase Agreement (SPA). Under RERA regulations, developers must fix defects identified during the snagging period.
Key facts:
- Most developers allow a 30-60 day snagging period after handover
- Some contracts specify a 12-month defect liability period
- Defects not reported within the snagging period may become your responsibility
- Average new Dubai apartments have 50-150 snag items
- Luxury properties can have 200+ snag items due to higher specification expectations
The Complete Snagging Checklist
1. Entrance and Doors
- Front door opens and closes smoothly
- Door lock and handle function correctly
- No scratches, dents, or paint marks on door
- Door frame properly sealed — no gaps
- Peephole installed and functional
- Internal doors swing freely without catching
- Door stops installed to prevent wall damage
- Hinges properly aligned, no squeaking
2. Walls and Ceilings
- Paint uniform with no patches, drips, or roller marks
- No cracks in walls or ceilings (especially corners)
- Walls are straight — use a spirit level
- No bumps or uneven plastering
- Cornices and coving properly fitted
- No nail pops showing through paint
- Feature walls match specification
- Ceiling height matches SPA specification
3. Flooring
- Tiles properly leveled — no lippage (uneven edges)
- No cracked, chipped, or hollow tiles (tap test)
- Grout lines consistent and complete
- Marble/stone polished without scratches
- Wood/laminate flooring has no gaps or lifting
- Floor meets walls cleanly with proper skirting
- Skirting boards properly fitted and painted
- No height differences between rooms
4. Windows and Balcony
- Windows open, close, and lock properly
- No scratches on glass
- Seals intact — no gaps around frames
- Balcony railing secure and at regulation height
- Balcony drainage functional
- Sliding doors glide smoothly on tracks
- Fly screens installed (if specified)
- Window sills properly sealed
5. Kitchen
- Countertops level with no chips or stains
- All cabinets open and close properly with soft-close
- Drawer runners function smoothly
- Sink properly sealed — no leaks underneath
- Taps flow freely with hot and cold working
- Appliances installed and functioning (test each one)
- Extractor fan operational
- Backsplash properly fitted and sealed
- Gas connection certified (if applicable)
6. Bathrooms
- All taps function with correct hot/cold
- Toilet flushes correctly, no continuous running
- Shower pressure adequate
- No leaks at any connection points
- Tiles properly grouted and sealed
- Silicon sealant around bath/shower is complete
- Drainage works — water should not pool
- Mirror and vanity properly mounted
- Exhaust fan operational
- Heated towel rail works (if specified)
7. Electrical
- All switches and sockets function
- Light fixtures installed and working
- No exposed wiring anywhere
- AC units cooling effectively in every room
- AC thermostat responsive
- Doorbell functions
- Intercom system connects to building reception
- Data/TV points in correct locations
- Circuit breaker panel labeled correctly
- Smoke detectors installed and functional
8. Plumbing
- Hot water reaches all taps within reasonable time
- Water pressure adequate in all outlets
- No signs of water damage or staining
- Washing machine connections present and functional
- Drainage flows correctly — no slow drains
- No water hammer (banging pipes)
- Water heater functioning
9. General Finish
- All specified fixtures and fittings present
- Built-in wardrobes properly fitted with working doors
- Storage rooms accessible and clean
- Parking allocated and accessible
- Building amenities (gym, pool, lobby) match marketing material
- Common areas finished to standard
- Elevator access confirmed
Common Defects Found in Dubai Properties
Based on industry data, the most frequently reported snagging issues in Dubai:
| Defect Category | Frequency | Typical Severity |
|---|---|---|
| Paint and finish issues | 85% of units | Minor |
| Tile alignment problems | 70% of units | Minor to Medium |
| Plumbing leaks | 45% of units | Medium |
| AC inefficiency | 40% of units | Medium to Major |
| Door/window alignment | 55% of units | Minor |
| Electrical faults | 25% of units | Major |
| Structural cracks | 15% of units | Major |
| Missing fixtures | 30% of units | Medium |
Professional Snagging vs DIY
Professional Snagging Services
Typical costs in Dubai:
- Studio/1-bedroom: AED 800 – 1,500
- 2-bedroom: AED 1,200 – 2,000
- 3-bedroom: AED 1,500 – 2,500
- Villa: AED 2,500 – 5,000+
- Townhouse: AED 2,000 – 3,500
What professionals provide:
- Thermal imaging for hidden leaks
- Moisture meter readings
- Professional-grade spirit levels and measuring tools
- Detailed photographic report
- Follow-up re-inspection (often included)
- Direct communication with developer's maintenance team
When to DIY
DIY snagging is acceptable for:
- Properties you'll personally occupy and monitor
- Budget-conscious buyers on secondary market units
- Second inspection after professional snagging
Always use professional snagging for:
- Off-plan handovers (your first and best chance to catch issues)
- Investment properties (you may not visit regularly)
- Luxury/premium units (higher specification = more potential issues)
- Properties over AED 3 million
The Snagging Process: Step by Step
Step 1: Before the Inspection
- Request the SPA specification sheet
- Bring measuring tape, spirit level, torch, and phone for photos
- Schedule inspection during daylight hours
- Allow 2-4 hours depending on property size
- Bring a friend to help — two sets of eyes catch more
Step 2: During Inspection
- Work room by room systematically
- Photograph every defect with location context
- Use blue painter's tape to mark defects visually
- Test everything — don't assume it works
- Run all taps simultaneously to check water pressure
- Turn on AC at coldest setting and wait 15 minutes
Step 3: Reporting
- Create a numbered list of all defects with photos
- Email the snagging report to the developer formally
- Request written confirmation of receipt
- Set a follow-up date (typically 2-4 weeks)
Step 4: Re-Inspection
- Verify each reported defect has been addressed
- Check that fixes haven't created new issues
- Note any outstanding items in writing
- Only sign final handover when satisfied
Your Rights Under Dubai Law
RERA protections include:
- Developers must rectify defects reported during snagging
- Structural defects are covered for 10 years under UAE law
- Non-structural defects typically covered for 1 year
- You can withhold remaining payments until defects are resolved (within SPA terms)
- RERA accepts complaints if developers refuse to fix legitimate defects
Red Flags to Watch For
🚩 Developer rushing handover — They want to close their books. Don't be pressured.
🚩 "These are normal" — Minor cosmetic issues may be normal individually, but 100+ defects suggest poor quality control.
🚩 Refusing re-inspection — Any reputable developer will schedule a follow-up.
🚩 Specification changes — Compare actual materials/brands to what was promised in the SPA.
🚩 Common area excuses — "We're still finishing the gym/pool" is common but should have a firm completion date.
Tips from Dubai Property Experts
- Never skip snagging to "save time" — 30 minutes of inspection can save months of frustration
- Document everything in writing — Verbal promises mean nothing
- Join your building's WhatsApp group — Other owners report similar issues
- Keep copies of all correspondence — Email preferred over WhatsApp for legal weight
- Budget for snagging in your purchase costs — AED 1,500-2,500 is minimal for peace of mind
Related Articles
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- Top 10 Dubai Developers Ranked: The Honest 2026 Guide
- Mortgage Guide for UAE Residents: Everything You Need to Know
Need Expert Help with Your Property Handover?
Mister Seven's property team has inspected hundreds of Dubai properties. We connect buyers with trusted snagging professionals and advocate on your behalf with developers.