The Complete Dubai Snagging Checklist for New Property Handover

Snagging is the inspection carried out before you accept a new property, while the developer is still responsible for putting defects right. The economics are stark: a defect identified before handover costs you nothing, and the identical defect identified a month later costs whatever the repair costs. It is the highest-value hour in the entire purchase.

Approach: test, do not just look

The failure mode in amateur snagging is walking through and looking at surfaces. Most consequential defects do not present visually — a bath waste that drains slowly, a socket that is not connected, an AC outlet with no airflow, a shower with inadequate fall to the drain. Consequently, a proper inspection operates everything. Bring a phone charger, a spirit level, a torch, a bucket or bottle for water testing, and enough time to do it properly.

Air conditioning

Run every unit for at least twenty minutes and check that each delivers genuinely cold air, that airflow is present at every outlet in every room, and that the temperature difference between supply and return is reasonable. Look for water dripping from indoor units or ceiling stains near them, which indicate drain problems. Confirm the thermostat controls the right zone, since crossed controls are common. Check that fan coil units have accessible service hatches, because sealed-in units cause problems for years.

Plumbing and drainage

Run every tap hot and cold and check pressure at each, then look underneath for leaks while it runs. Fill each basin, bath and sink and release it, watching for slow drainage which indicates poor falls or debris in the pipe. Pour water across shower floors and wet room areas to confirm it reaches the drain rather than pooling. Flush every toilet twice and check for continuous running afterwards. Look inside cabinets under sinks, where trap leaks show as damp or swollen board.

Electrical

Test every socket with a charger or a socket tester, since sockets that were never connected are more common than you would expect. Operate every switch and confirm it controls what it should. Check the distribution board is labelled and that RCDs trip when tested. Look for missing faceplates, sockets that are not level, and switch positions that make no sense for the room. Note where sockets are absent in places you will need them, since adding them later is disruptive.

Doors, windows and glazing

Open and close every door and window through its full travel. Doors should not bind, drop or swing on their own, and they should latch cleanly without being forced. Windows and sliding doors should move smoothly and lock fully. Check seals along closed edges by looking for daylight. Look at glazing for scratches, chips and any condensation between panes. Confirm mosquito screens exist where they should and fit properly.

Tiling, flooring and finishes

Tap tiles across floors and walls listening for hollow sounds, which indicate incomplete adhesive coverage. Run a hand across joints to feel lippage between adjacent tiles. Check grout for gaps and cracks and silicone for neatness and adhesion. Inspect paint and wall finishes under raking light rather than flat light, since grazing illumination reveals roller marks, filler shadows and missed areas that direct light conceals entirely.

Joinery and kitchens

Open and close every cupboard door and drawer, checking alignment, even gaps and smooth operation. Look at edge banding on panel material, particularly around sinks and hobs where moisture will eventually attack any unsealed edge. Confirm appliances are installed, connected and working, and that the extractor genuinely extracts. Check that under-sink areas are properly sealed and that the base is moisture-resistant material rather than standard board.

Documenting so it cannot be disputed

For each defect, photograph it close enough to show the problem and wide enough to show where it is. Note the room and a description. Number the items so the list can be tracked through remediation. A photograph of a scratch with no context proves almost nothing three weeks later, whereas the same photograph accompanied by "Item 34, master bedroom, east wall beside window" is difficult to argue with. Submit the list formally rather than mentioning things verbally on site.

After the developer responds

Do not assume the list was completed. Re-inspect against the original list item by item, and check that remedial work has not created new defects — repainting frequently leaves overspray, and replacing a tile often damages the grout around it. Where items remain outstanding, resubmit them rather than letting them lapse. The defects liability period is finite, and items not pursued within it become yours.

Tenants: the same logic applies

Renting rather than buying does not remove the value of this exercise. A documented condition inspection at move-in, photographed and emailed to the landlord or agent on the day, is the most effective protection available against an unfair deposit deduction at the end of the tenancy. The categories are the same; only the purpose differs.

Top Fixers inspects independently of any developer, provides a numbered room-by-room report with photographs and locations formatted for direct submission, and re-inspects after remedial work to confirm what was actually completed.

Frequently Asked Questions

When should snagging be done in Dubai?

Before you accept handover and sign off the property, while defects remain the developer’s responsibility. Inspecting after signing weakens your position considerably, since the burden shifts to demonstrating that the defect existed beforehand.

How much does a snagging inspection cost?

Snagging with Top Fixers starts from AED 599, priced by property size and type. A one-bedroom apartment sits at the lower end while large villas take substantially longer to inspect properly. Re-inspection after remedial work is quoted separately.

Can I do my own snagging inspection?

You can, and doing something is far better than nothing. The difference a professional makes is knowing what to test rather than look at, recognising defects that are not obvious, and producing documentation in a form developers are used to acting on.

What if the developer does not fix the defects?

Resubmit outstanding items formally rather than letting them lapse, and keep records of each submission. Defects liability periods are finite, and unpursued items eventually become your responsibility, so persistence within the period genuinely matters.