What is snagging in Dubai? A practical guide for off-plan owners

What is a snagging inspection?

At handover, the developer delivers a finished unit. Finished doesn't mean flawless. A snagging inspection goes through every room and produces a snag list.

Typical items on a snag list:

• finishes — paint, tile grout, skirting, scratches on glazing;
• joinery — doors, wardrobes, windows and sliding doors;
• plumbing — drainage, leaks, water pressure, shower seals;
• electrical — sockets, switches, light points;
• air conditioning — every vent and thermostat;
• fitted items — kitchen, any appliances supplied, taps and fittings.

The snag list then goes to the developer, who arranges the repairs. The process (form, deadline to submit, re-inspection) depends on the developer and on your Sales Purchase Agreement, so read it before handover.

The defects liability period in Dubai

Snagging doesn't end on handover day. Two reference points:

• According to the Dubai Land Department (DLD), Article 14 of the Escrow Account Law requires 5% of the total paid into the escrow account to be retained for one year after project completion. It guarantees that the developer or contractor fixes defects that are visible at completion or that appear within one year of handover.
• Emaar Community Management refers to a one-year Defects Liability Period from handover, during which defects go to the designated service provider; after that, maintenance is the owner's responsibility.

Exact terms vary between developers. For any dispute, refer to your contract and a legal professional: this article is not legal advice.

Should you hire a snagging company?

You can snag the unit yourself if you're in Dubai, have time and know what to look for. Many remote investors prefer to delegate:

BuildSure does not carry out snagging inspections and does not recommend a specific company. Our job starts after: furnishing the unit once snags are dealt with, or in parallel when they are minor.

Schedule furnishing around my snagging

Snagging from overseas: step by step

1. Before handover, get from the developer the handover date, the inspection procedure and the deadline for submitting the snag list.
2. Appoint your inspector (agent, company, trusted contact) and make sure they can access the unit on the day.
3. Ask for a photo report, room by room, with every defect located.
4. Submit the snag list to the developer in the required format and timeframe.
5. Follow up on repairs and have them checked.
6. Keep everything: report, emails, dates. You'll need them during the defects liability period.

At the same time, start your utilities (DEWA, district cooling) and gather the documents for building permits. The full sequence is in our guide from handover to rental-ready.

What to check first if you plan to furnish

Some snags have no effect on furnishing; others block it. If you plan to furnish soon after handover, ask your inspector to pay particular attention to:

• the TV wall: flatness, sockets and connection points, especially if you plan wall panelling;
• floors: cracked or uneven tiles and skirting where the bed, sofa and dining table will go;
• light points and sockets in every room: furniture and headboards are designed around them;
• air conditioning: a dripping vent above a future bed is an expensive problem;
• built-in wardrobes and joinery: doors that stick, rails, hinges;
• bathrooms: shower waterproofing, drainage, seals.

Also ask for the actual dimensions of rooms and recesses. For furniture made to measure, the as-built dimensions of the unit matter, not the sales floor plan.

Common snagging mistakes

• Missing the developer's deadline to submit the snag list.
• A list without photos or precise locations.
• Not checking that repairs were actually done.
• Booking furniture installation before knowing how extensive the snags are.
• Assuming the defects liability period covers everything: read what your contract actually says.

Can you furnish before snags are fixed?

Better not, if the snags affect areas where furniture goes: a wall to redo behind a TV wall, flooring to replace under a bed, a leak in a bathroom. Installing, removing and reinstalling wastes everyone's time.

If snags are minor and localised (a handle, a seal, a socket), furnishing can often move forward in parallel. That's what we review with you: we schedule the installation around your snagging progress, based on the snag list and photos you share.

On our side, allow 3 weeks to 1 month from order to rental-ready. We also handle the building access permits needed to bring furniture and crews in.

Snagging and furnishing: the right sequence

• A few weeks before handover: choose your package and talk to your furnisher.
• At handover: snagging inspection, snag list, utilities.
• During repairs: building permits, manufacturing in our factory.
• Snags cleared: installation, styling, linen.
• Rental-ready: photos, listing or tenant search (by you or your manager).

To hand over everything after snagging, see our turnkey furnishing service: bespoke furniture from our own factory, styling, wall panelling, linen, building permits and DTCM permit, in fixed-price packages, VAT included.

Handover coming up?

Line up your snagging and tell us about your project now: we schedule the installation around your snags.

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