Snagging Checklist for Dubai Property Handover: What to Check, Room by Room
A snagging checklist is a structured list of the finishes, fixtures and systems to test in a new property before you accept it from the developer. Working through one at the inspection appointment, and before you sign the handover form, turns a quick look around the unit into a written record of every defect the developer still needs to fix.
This checklist follows the order most inspections take in a Dubai apartment or villa, from walls and floors through electrics, plumbing and air conditioning to balconies and external areas. It also marks the points where a visual check runs out and instrument-based testing is needed. For what usually causes these defects, see our guide to common snagging issues in Dubai properties.
Before You Start: Timing, Utilities and What to Bring
Arrange the visit for daylight hours and after the developer has cleaned the unit, so marks and scratches are visible. Ask for DEWA power and water and the cooling supply to be live, because sockets, taps, drains and AC units cannot be judged on dead systems. Bring the floor plan and finishes schedule from your sale and purchase agreement, so you can confirm that what was installed matches what was specified.
A short kit makes the walkthrough faster:
- A phone with a charged camera and torch, plus a power bank
- A plug-in socket tester and a phone charger to check each outlet
- A small spirit level and a tape measure
- A coin or the handle of a screwdriver to tap tiles for hollow spots
- Low-tack masking tape or removable stickers to mark each snag
- A jug of water to check how balconies and shower floors drain
Walls, Ceilings and Floors
Hold a torch flat against each wall and look along the surface. Low-angle light shows bumps, patching and uneven paint that are invisible when you look at the wall head-on.
- Cracks in plaster, at corners and around door and window openings
- Patchy, thin or splashed paint, including paint on switches, sockets and glass
- Gypsum ceiling joints that show lines, sagging or water stains
- Floor and wall tiles that sound hollow when tapped, are chipped, or sit higher than the tile next to them
- Missing or uneven grout, and stained or gapped silicone
- Skirting that is loose, gapped at the floor or badly joined at corners
- Timber or laminate floors with scratches, gaps or boards that flex underfoot
Doors, Windows and Joinery
- Every door opens, closes and latches without dragging on the floor or frame
- Locks work with the keys provided, including the main entrance and balcony doors
- Hinges, handles and door stops are secure and undamaged
- Wardrobe and kitchen cabinet doors sit level with even gaps, and soft-close mechanisms work
- Windows and sliding doors run smoothly, lock fully and seal with no daylight showing at the edges
- Glass is free of scratches and chips, and double-glazed units show no misting between the panes
Electrical Checks
Electrical snags are easy to miss because a working light says very little about the circuit behind it. A buyer can check function and labelling. Insulation, earthing and loose connections need proper test equipment, which is where a technical inspection adds the most value.
- Plug the socket tester into every outlet, including those behind appliances and on balconies
- Operate every switch and dimmer and confirm each light fitting works
- Check that the distribution board is clearly labelled and its cover is fitted, without opening it
- Ask the developer's representative to demonstrate the RCD test button on the distribution board
- Look for loose faceplates, scorch marks, exposed wiring or missing blanking plates
- Test the isolator switches for the cooker, water heater and other fixed appliances
- Confirm that data, TV and other points shown on the plan were actually installed
Plumbing and Drainage
Run water at every outlet for long enough to see how the system behaves, not just whether water comes out.
- Hot and cold water at each tap and shower, with steady pressure and hot water arriving in reasonable time
- Fill each basin and sink, then release it to check drainage speed and listen for gurgling
- Look under sinks and vanities for drips at traps and joints while water is running
- Flush every toilet, check that it refills and stops, and look for movement at the base
- Pour water into floor drains to confirm they clear it and do not smell
- Check the water heater for leaks and a secure fixing
- Look for damp patches on ceilings below bathrooms and on walls behind wet areas
Air Conditioning and Ventilation
In Dubai’s climate, cooling faults are the snags you notice fastest after moving in, and they can be hard to prove once the unit is occupied.
- Switch on each AC zone and confirm it cools within a reasonable time
- Check that each thermostat responds when the set point changes
- Feel the airflow at every supply grille, since a room with weak air may have a duct or balancing problem
- Listen for rattling, humming or whistling from fan coil units and ducts
- Look for water stains or drips around AC units and ceiling access panels, which can point to a blocked condensate drain
- Run the kitchen and bathroom extract fans and check that they draw air
Kitchen and Bathrooms
- Worktops are level, undamaged and sealed at the wall and around the sink
- Supplied appliances power on and run, and their doors and seals are intact
- Cabinet doors and drawers open fully and close evenly
- Silicone around baths, showers, basins and worktops is continuous and neat
- Shower floors fall towards the drain so water does not pool
- Shower screens, mirrors and accessories are firmly fixed and free of scratches
- Sanitaryware is free of chips and cracks, and the WC and basin are secure
Balconies, Terraces and External Areas
- Pour water on the balcony floor and check it runs to the drain rather than towards the door
- Railings and glass balustrades are firm and undamaged
- Sliding door thresholds are sealed and the door locks from inside
- Tiles, edges and waterproofing details are intact
- For villas, external walls, roof areas and parapets are free of cracks and staining
- For villas, garden and driveway levels drain away from the house, and gates, boundary walls and external lighting work
What a Walkthrough Cannot Tell You
A careful checklist catches most visible defects. It cannot measure what is happening inside walls, cables and ducts, which is where a professional inspection goes further than a buyer’s walkthrough.
| Area | What you can check yourself | What needs testing |
|---|---|---|
| Electrical | Sockets work, switches operate, the board is labelled | Insulation resistance, earthing and loose or overheating connections |
| Moisture and leaks | Visible stains and damp patches | Hidden moisture behind tiles and above ceilings, traced with thermal imaging |
| Air conditioning | Each zone feels cool and fans run | Airflow and cooling performance measured against the design |
| Ductwork | Grilles blow air | Air leaking from ducts inside ceiling voids |
A professional snagging inspection in Dubai from Malcots is carried out by a team that also provides infrared thermography, electrical testing, duct leakage testing and HVAC testing and commissioning, so findings that need a closer look can be followed up properly.
How to Record Snags So the Developer Acts on Them
A snag list only works if the developer’s team can find each item without you standing next to them. Record every defect with four things: the room, the exact location (for example, master bathroom, left of the basin, 30 cm above the floor), a short description of the problem and two photographs, one wide enough to show where it is and one close enough to show the defect itself.
Number the items, mark each one on site with a piece of tape, and group them by room so a site team can work through the list in order. Submit it in writing through the customer care channel named in your sale and purchase agreement, ask for a written acknowledgement, and keep copies of everything you send and receive.
What Happens After You Submit the Snag List
The developer schedules rectification and should tell you when the work is complete. Check each item again before you sign acceptance, ideally against the same numbered list, and record anything still open on or alongside the handover documents.
Responsibility does not end at handover. For jointly owned properties, Article 40 of Dubai Law No. 6 of 2019 makes developers liable for repairing defective installations for one year from the handover of the unit, and structural defects for ten years from the project’s completion certificate. Our guide to snagging and the defects liability period in Dubai explains how to use that window.
Frequently Asked Questions
Can I do my own snagging in Dubai?
Yes. Nothing stops a buyer from inspecting their own unit, and this checklist covers the visible defects most walkthroughs find. The limits are experience and equipment: a walkthrough cannot confirm insulation, earthing, hidden leaks or airflow, which is where a professional inspection adds value.
Should I sign the handover form if snags are still open?
Read the form carefully before signing. If you do sign with snags outstanding, make sure the snag list is attached or referenced and that the developer has acknowledged it in writing, so there is no question that the defects existed at handover.
Is a snagging checklist the same as a snagging report?
No. A checklist tells you what to look at. A snagging report is the result: the numbered list of defects found, with locations and photographs, that you send to the developer.
If you would rather hand the checklist to specialists, book a snagging inspection with Malcots or call +971 54 995 5152.