Snagging and the Defects Liability Period in Dubai: When to Inspect and What Developers Must Fix
Snagging and the defects liability period are two halves of the same protection for Dubai property buyers. Snagging records the defects in a new unit before you accept it. The defects liability period is the window after handover in which the developer must still repair what you report. How the two fit together decides when you should inspect and how long you have to raise a problem.
This guide explains whether snagging is required, what an inspection covers, when to book it relative to handover, how the liability periods under Dubai Law No. 6 of 2019 work, and when a professional inspection is worth booking.
Is Snagging Mandatory in Dubai?
No, snagging is not legally mandatory in Dubai. As of 2025, neither the Dubai Land Department (DLD) nor the Real Estate Regulatory Agency (RERA) requires a snagging inspection before handover -the decision rests entirely with the buyer, The absence of a legal requirement is exactly why it matters. Dubai’s off-plan market moves fast, and units are often handed over under a Notice of Completion with minor defects still outstanding. A snagging inspection is the buyer’s only systematic record of the unit’s condition at handover, made before the final payment is released.
What Does a Snagging Inspection Cover?
A snagging inspection covers every accessible surface, fixture, and system in the property, checked against agreed standards for finish quality and safe operation. At Malcots, comprehensive snagging inspections include:
- External and internal walls -surface cracks, damp patches, uneven paint
- Ceilings and floors -level variations, hollow tiles, poor screed finish
- Joinery and fittings -doors, wardrobes, kitchen units, alignment and hardware
- Plumbing -leaks, drainage speed, water pressure, loose fixtures
- Electrical -socket function, switch operation, DB labelling, visible wiring faults
- HVAC and ventilation -cooling performance, airflow, condensation issues
- Windows, balconies and seals -operation, glazing, water ingress points
The output is a written snagging report with photographs and locations for each defect, which becomes the basis for the developer’s rectification list. If you want to walk the unit yourself first, use our room-by-room snagging checklist for Dubai handovers.
Before or After Handover: When to Book Snagging
Book the snagging inspection before the handover appointment, ideally as soon as the developer issues the completion or inspection notice. Inspecting before you accept the keys means every defect found enters the developer’s scope of work, not yours.
There are two common approaches:
- Pre-handover snagging -carried out after the developer’s own quality check but before handover. This is the strongest position: defects are documented before the unit is legally accepted.
- Post-handover snagging -carried out shortly after keys are collected but within the first weeks. Defects can still be reported during the Defects Liability Period, but the buyer has less leverage and the developer may argue the damage occurred after handover.
The Defects Liability Period: Your Window to Report Defects
The Defects Liability Period (DLP) is the period after handover during which the developer is obliged to repair reported defects. For off-plan properties in Dubai it is commonly set at 12 months from handover in the sale and purchase agreement, and defects need to be reported within that window to stay the developer’s responsibility.
For jointly owned properties, Article 40 of Dubai Law No. 6 of 2019 sets two statutory periods. Developers must repair or replace defective installations for one year from the handover of the unit, and they remain liable for defects in the structural parts of the property for ten years from the project’s completion certificate.
| Defect type | Responsible party | Typical liability window |
|---|---|---|
| Workmanship and finish snags (paint, tiling, joinery) | Developer | Reported during or before the DLP (commonly 12 months from handover) |
| MEP defects (electrical, plumbing, HVAC) | Developer | One year from unit handover for defective installations (Article 40) |
| Structural defects | Developer (jointly owned properties) | Ten years from the completion certificate (Article 40, Dubai Law No. 6 of 2019) |
The practical takeaway: a defect you never documented is a defect you may end up paying for. Snagging at handover creates the evidence trail the DLP depends on.
Common Defects Found During Snagging
The most common snags in new Dubai properties are finish-quality defects rather than structural problems. Recurring findings include:
- Uneven paint, hairline cracks, and poor plaster finishes
- Tile lippage and hollow-sounding floor tiles
- Doors that drag, misaligned wardrobes, damaged hardware
- Low water pressure, slow drainage, and leaking pipe joints
- Non-functioning sockets, unlabelled distribution boards
- Weak airflow from AC units and poorly sealed ducts
- Water ingress around windows, balconies, and roof edges
Individually these are minor. Together they can represent tens of thousands of dirhams in repair cost if the buyer accepts the unit without documentation.
For the causes behind each of these, and which ones get worse if left, see our guide to common snagging issues in Dubai.
DIY Snagging or Professional Snagging: Which Is Right for You?
A professional snagging inspection uses trained inspectors, calibrated tools, and a structured checklist, which produces a defect report developers act on. A DIY walk-through can catch obvious visual defects, but it routinely misses issues that need instruments or experience to detect -such as thermal anomalies, drainage faults, and earthing problems.
| Factor | DIY snagging | Professional snagging (Malcots) |
|---|---|---|
| Tools | Visual check only | Moisture meters, thermal imaging, electrical testers |
| Coverage | What you know to look for | Structured checklist covering walls, MEP, HVAC, seals |
| Report | Personal notes | Photographic, itemized snag report for the developer |
| Best for | Small second viewing | Any handover where repair costs are your responsibility |
For a deeper comparison of both approaches, see Malcots’ guide to snagging vs home inspection in Dubai.
Getting a Professional Snagging Inspection
Malco Technical Services carries out snagging inspections in Dubai alongside its core MEP testing and commissioning work, so electrical, plumbing and HVAC items are checked by a team that tests those systems every day. Since 2015 the company has completed more than 8,000 projects for over 1,500 clients.
Because electrical and HVAC defects are among the costliest to fix after handover, findings that need a closer look can be followed up with technical testing such as electrical insulation resistance testing and infrared thermography, so hidden defects can be traced before you sign.
FAQs
How long does a snagging inspection take in Dubai?
Most apartment snagging inspections take a few hours on site; larger villas take longer. The written report follows shortly after, giving you time to raise defects before or immediately after handover.
Can I still snag after I’ve collected the keys?
Yes. Defects reported during the Defects Liability Period — commonly 12 months from handover for non-structural defects — remain the developer’s responsibility, but your leverage is strongest before handover.
Does snagging cover hidden electrical or HVAC faults?
A professional inspection can. Malcots adds instrument-based testing such as thermography and electrical testing to surface faults that are invisible in a visual check.
See how our snagging in Dubai service works, or call Malco Technical Services on +971 4 353 4192 to book a pre-handover inspection.