After holding the keys to your property for a few months, you may start to notice issues such as damp patches at the back of your walk-in wardrobe, water dripping from your AC unit, or water seeping onto your balcony through the door. Fortunately, you may not have to pay to resolve these defects if they are covered under the Defects Liability Period (DLP). However, it is important to act quickly, as this period has a defined time limit.
In Dubai you are given 1 year after handover to report most issues to the developer to be resolved at no cost to you. If you fail to report any issues in this time frame or do not provide sufficient evidence then you may have to pay. This guide will explain what the defects liability period is in Dubai and what it covers. We will also discuss how to successfully make a developer defect claim. This guide is aimed at first time buyers, experienced investors and agents advising them across the UAE.
What Is the Defects Liability Period in Dubai?
The defects liability period (DLP) is the time after handover when the developer must repair defects in your property at its own cost. In Dubai there are really two layers of protection:
| Protection | How long | What it covers | Legal basis |
| Installations warranty (the “DLP” most people mean) | 1 year from handover of your unit | Mechanical, electrical, plumbing, sanitary and drainage installations, plus fittings | Article 40, Dubai Law No. 6 of 2019 |
| Structural liability | 10 years from the project’s completion certificate | Structural parts: foundations, columns, beams, load-bearing walls, anything that threatens stability or safety | Article 40, Dubai Law No. 6 of 2019, plus the UAE Civil Code’s decennial liability rules |
Two details catch people out. First, if you delay taking possession, the one-year period starts from the completion certificate date instead of your handover date. Waiting doesn’t extend your warranty. Second, your Sale and Purchase Agreement (SPA) may give you more than the law does, but never less. Always read the defects clause in your SPA.
The 10-year structural rule now sits in the UAE’s New Civil Code (Federal Decree-Law No. 25 of 2025, Articles 821 to 824), which took effect on 1 June 2026. The core rule hasn’t changed: ten years of structural liability, and a claim must be brought within three years of discovering the defect.
Is there a “defect liability period RERA” rule?
Many people search for the defect liability period RERA sets. Strictly speaking, the periods come from Dubai law and your SPA, not from RERA itself. RERA, the regulatory arm of the Dubai Land Department (DLD), is the body that oversees developers and handles complaints when a developer won’t fix defects. So RERA is where you escalate, not where the rule is written.
What the DLP Covers, and What It Doesn’t
Not every problem after handover counts as a defect. The developer is responsible for faults in materials, installation and workmanship. It isn’t responsible for damage you caused or for normal wear.
Usually covered:
- AC water leakage, weak cooling and faulty thermostats
- Plumbing leaks, low water pressure, slow drains and failed waterproofing in bathrooms and balconies
- Electrical faults: dead sockets, tripping breakers, bad earthing
- Cracks in plaster and screed that keep growing
- Hollow or lifting tiles, misaligned doors and windows, failed sealants
- Defective fitted items supplied by the developer, such as kitchen cabinets and wardrobes
Usually not covered:
- Damage caused by you, your tenants or your own contractors
- Changes you made after handover, such as a new kitchen or moved walls
- Normal wear and tear, or problems from lack of maintenance
- Loose items and appliances that come with their own manufacturer warranty
Some cases sit in a grey area, like paint peeling after eight months. In those cases, a clear inspection report from an independent engineer often decides the outcome.
How to Make a Developer Defect Claim in Dubai: Step by Step
A developer defect claim in Dubai succeeds or fails on evidence and timing. Follow these steps in order.
- Find your exact dates. Check your handover certificate and SPA. Note the handover date and the date your one-year DLP ends, and set a reminder two to three months before that date.
- Get a professional inspection. Book an independent DLP inspection well before the deadline. A certified engineer will test every system and photograph each defect with its exact location. Thermal imaging picks up hidden moisture and AC faults you can’t see.
- Send the report in writing. Email the report to the developer’s customer care or after-sales team. Avoid relying on phone calls or WhatsApp alone. Include your unit number, handover date, the defect list and a request to fix the items within a reasonable time, for example 30 days.
- Keep a record of everything. Save every email, ticket number, visit date and the name of every technician. This paper trail matters if you need to escalate.
- Allow access and stay involved. Let the developer’s team in and check what they actually repair. Don’t sign off on any item you haven’t seen fixed.
- Book a de-snagging visit. Once the developer says the work is done, have the inspector come back to confirm. Our guide to snagging vs de-snagging explains why this step matters so much.
- Escalate if needed. If the developer ignores you or the repairs are poor, move to a formal complaint. See the next section.
The key point: report defects during the DLP, in writing, with evidence. A defect you report on day 364 is still covered. One you first mention on day 366 usually isn’t.
DLP Snagging in Dubai: Why the Month-10 Inspection Matters
Most buyers think of property snagging as something you do once, right before handover. That first handover snagging inspection is vital. But many of the most expensive defects only show up after you’ve lived in the home for a while.
Think about what a full year in the UAE does to a new building. It goes through a summer near 50°C, months of high humidity and maybe a heavy rainstorm or two. During that time:
- Waterproofing that looked fine starts to fail, and water leaks appear under tiles or behind walls
- AC drain lines block or sag, and ducts start sweating
- Hairline cracks open up as the structure settles
- Sealants around windows and showers shrink in the heat
That’s why DLP snagging in Dubai is best done around months 9 to 11 after handover. It’s late enough for hidden problems to appear, and early enough to report them, get repairs done and have them checked before the warranty ends.
A proper end-of-warranty inspection should include thermal moisture detection, electrical and plumbing tests, AC performance checks and a full review of the items from your original handover snag list. If any of those earlier items were never fixed, this is your last chance to raise them.
What If the Developer Won’t Fix the Defects?
Most developers do respond, especially when the defect report is clear and professional. If yours doesn’t, you have options.
1. Send a formal follow-up. Reply to your original email and refer to your SPA and Article 40 of Dubai Law No. 6 of 2019. Set a clear deadline. Many disputes end here.
2. File a complaint with RERA. Complaints against developers go to RERA through the Dubai REST app (with UAE Pass) or the Dubai Land Department’s online services. Attach your SPA, handover certificate, inspection report and all emails with the developer. Check current fees and requirements on the DLD’s official channels before you file, as they do change.
3. Take legal advice. If regulatory routes don’t solve it, you can bring a civil claim in the Dubai Courts. For structural defects, remember the three-year limit from the date you discover the defect. A short consultation with a property lawyer is worth it before you file. This guide is general information, not legal advice.
In every case, your strongest asset is a dated, independent engineer’s report. That’s what turns “I think something’s wrong” into a claim the developer and the regulator have to take seriously. Read more about why a RERA-certified inspection company makes a difference.
Defect Liability Outside Dubai: The Other Six Emirates
The 10-year structural defect period is a Federal law so it will apply throughout the UAE. The 1 year installation warranty period outlined above is based on Dubai Law. In other Emirate, the short term defects periods are normally covered by the SPA so please ensure you understand this clause during handover.
The claim process is very similar everywhere: inspect, report in writing with evidence, follow up, then escalate to the local land or real estate authority if needed. We carry out the same end-of-warranty inspections in Abu Dhabi, Sharjah, Ajman, Ras Al Khaimah, Umm Al Quwain and Fujairah.
Practical Tips for Buyers, Investors and Agents
If you’re a first-time buyer
You don’t need to know what a hollow tile sounds like. You just need to know your deadline and have someone qualified check the home before it passes. Start with a snagging checklist for a new apartment so you know what to look out for while you live there.
If you’re an investor or landlord
Tenants often notice defects before you do, but they may not report them. Ask your tenant or property manager to flag any leaks or AC problems straight away. Book a DLP inspection for every unit around month 10. A defect fixed for free now is far cheaper than an empty unit or an unhappy tenant later.
If you’re a real estate agent
Remind clients about their DLP end date when you hand over the keys. It’s a small step that builds trust and repeat business. For resale buyers, check whether the unit is still within its DLP, because the remaining warranty can be a selling point.
For everyone
- Never sign a document saying all defects are fixed until you’ve checked them
- Take dated photos of any problem the day you notice it
- Don’t let your own contractors repair a defect the developer should fix, as it can void the claim
Frequently Asked Questions
How long is the defects liability period in Dubai?
One year from handover for installations such as electrical, plumbing, AC and sanitary works, and ten years from the completion certificate for structural defects. Your SPA may give you longer, but not less.
When does the DLP start if I delay handover?
If you don’t take possession, the one-year period runs from the date of the project’s completion certificate, not from when you finally collect the keys.
Does RERA set the defect liability period?
No. The periods come from Dubai Law No. 6 of 2019 and your SPA. RERA regulates developers and handles complaints when a developer fails to fix defects.
What is DLP snagging in Dubai?
It’s a full property snagging inspection done near the end of your one-year warranty, usually around months 9 to 11. It finds defects that appeared after you moved in, so you can claim them before the warranty expires.
Can I claim a defect after the DLP ends?
For normal installation defects, usually not, unless you reported them in writing during the DLP. Structural defects can still be claimed within the ten-year period.
How do I file a developer defect claim in Dubai?
Send the developer a written defect report with photos, ideally from an independent inspector, and keep records of all replies. If they don’t act, file a complaint with RERA through the Dubai REST app.
Don’t Let Your Warranty Expire Unchecked
The defects liability period is one of the strongest protections you have as a property owner in Dubai, but it only works if you use it. Twelve months goes quickly, and developers aren’t obliged to fix what nobody reported.
At Dubai Property Snagging, our certified engineers carry out end-of-warranty DLP inspections across all seven emirates. We use thermal imaging, moisture meters and full system testing, and deliver a clear, photo-based report you can send straight to your developer. See a sample snag report or check our pricing.
Is your DLP ending soon? Book your DLP inspection today and claim every defect while the developer still has to fix it.
Alternative CTAs
- Urgency: “Your warranty has an end date. Book your DLP snagging inspection before it passes.”
- Value: “One inspection can save you thousands in repairs the developer should pay for. Get your report fast.”
- Trust: “RERA-approved and InterNACHI-certified engineers. Book a DLP inspection with Dubai’s specialist snagging team.”
