Handover Defects: The Snagging Process in Dubai
Every off-plan handover starts with snagging. The 30-day window, common defects, and how to protect your client.
The 30-Day Snagging Window Under Dubai Law
RERA requires developers to provide buyers with a 30-day period after the issuance of the completion certificate to inspect the property and submit a snagging list. This window is non-negotiable. If defects are not reported within this period, the buyer loses the right to claim rectification at the developer’s expense. Agents should diary the exact date the completion certificate is issued and schedule the inspection within the first seven days to allow time for follow-up visits.
Common Defects Found in Dubai Off-Plan Units
Three defect categories dominate snagging reports in Dubai Marina, JVC, and Arabian Ranches Phase 2. Structural and waterproofing issues include hairline cracks in external walls, water ingress around window frames, and improper slope on terraces that causes ponding. Finishing defects cover inconsistent tile alignment, paint drips on skirting, and misaligned door frames. MEP (mechanical, electrical, plumbing) faults include power sockets that fail to work, AC units with incorrect refrigerant levels, and drainage traps that emit odours. In 2024, RERA data showed MEP defects accounted for 42% of all reported items across new towers in JLT and MBR City.
Step-by-Step Snagging Process for Agents
- Confirm receipt of the completion certificate from the developer and record the exact 30-day deadline in your CRM.
- Appoint a RERA-registered snagging company at least 10 days before the deadline. Typical fees range from AED 2,200 for a 1,200 sqft apartment to AED 3,800 for a 2,800 sqft villa in Saadiyat or Dubai Hills.
- Attend the inspection with the client and the snagging engineer. Photograph every defect with time-stamped images and note the exact location using floor-plan references.
- Submit the consolidated snagging list to the developer via their official portal within 48 hours of the inspection. Retain the submission receipt.
- Schedule the first rectification visit within 14 days. Re-inspect with the same engineer and only sign the handover form once all items are cleared or a written rectification schedule is agreed.
Protecting Your Client When Defects Are Found
Never allow the client to take keys until the snagging list is either cleared or formally acknowledged. If the developer refuses to rectify within a reasonable time, issue a formal notice through the DLD portal citing Article 11 of the Dubai Real Estate Law. In practice, most developers in Jumeirah Village Circle and Dubai South complete rectification within 21 days when a properly documented list is submitted early. Agents should also advise clients to withhold the final 5% service charge payment until handover documents are complete, as this leverage often accelerates developer response.
Documentation Agents Must Keep
Keep digital copies of the completion certificate, the signed snagging report, all correspondence with the developer, and the final clearance certificate. These records are required if a dispute escalates to the Rental Disputes Centre or DLD. Store files under the property reference number for a minimum of five years, matching DLD’s retention policy for off-plan transactions.
What happens if I miss the 30-day snagging window?
Once the 30-day period expires, the developer is no longer obligated to repair defects at their cost. You must then negotiate repairs privately or pursue a civil claim, which is both slower and more expensive.
Can I use my own snagging engineer or must it be RERA-approved?
You can use any qualified engineer, but only reports from RERA-registered companies are accepted by major developers such as Emaar, DAMAC, and Nakheel without additional verification.
Who pays for snagging if the unit is purchased through a bank mortgage?
The buyer pays the snagging fee upfront. Some banks in Dubai, including Emirates NBD and Mashreq, allow the fee to be added to the mortgage drawdown if requested before the final tranche is released.
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