Handover is the moment an off-plan purchase becomes a home. It is also your best chance to make sure the developer delivered what the contract promised, because problems are easiest to resolve before you sign and take the keys. This guide explains the steps and how to check the work.

How handover works

Did you get what you were promised?

The legal promise is your sales agreement and its attachments: the floor plan, the area, the specification or schedule of finishes, and the handover date. Brochures and show apartments are marketing unless the contract refers to them. Before handover, gather the documents and check the home against them, line by line.

• Area: compare the final area with the contract, and read the tolerance clause for differences.
• Layout: rooms, balcony, windows and doors where the plan shows them.
• Finishes: flooring, kitchen, bathrooms, wardrobes and appliances as listed in the specification.
• View and floor: the unit number, floor and orientation you bought.
• Parking: the number of spaces and their allocation, if included.
• Shared amenities: the pool, gym and other facilities promised for the building, and whether they are open.
• Furniture: for furnished apartments, the package listed in the contract.

The snagging inspection

A professional snagging company typically checks hundreds of items with moisture meters, thermal cameras and electrical testers. Common findings include:

• Cracks, uneven walls or tiles, and paint defects.
• Water leaks, poor drainage, and weak seals around showers, windows and doors.
• Electrical faults, missing earthing or sockets that do not work.
• Air-conditioning that does not cool evenly, and noisy or misaligned units.
• Doors, windows and wardrobes that do not close properly.

Give the developer the snagging list in writing and keep a copy. Agree which items will be fixed before you take the keys and which after, with dates. Inspect again once the work is done.

Your protection after handover

Dubai law gives you protection beyond the handover day. Under Law No. 6 of 2019 on jointly owned property (Dubai Legislation Portal, opens in a new tab), the developer must remedy structural defects for ten years from the project’s completion certificate, and repair or replace defective installations for one year from the handover of your unit, including electrical, mechanical, plumbing and drainage work. Report defects in writing as soon as you find them.

Your payments before handover were protected too: buyer money for a registered project goes into an escrow account, as explained in our escrow guide. If a dispute cannot be settled with the developer, the Real Estate Regulatory Agency and the courts are the routes to resolve it, and our buyer rights guide covers what you are entitled to.

Handover day checklist

• Bring the sales agreement, the specification, the floor plan and your payment receipts.
• Do not sign that the unit is accepted without listing the defects you found.
• Photograph and video every room, with the date.
• Collect all keys, access cards and parking tags, and test them.
• Take meter readings for electricity, water and cooling.
• Ask for warranty documents for appliances and air-conditioning.
• Note when the service charge starts and get the owners' association contact.

Frequently asked questions