Firstly, after taking the keys, inspect walls, floors, doors, windows, plumbing, electrical, A/C, and the balcony in each Dubai apartment. In other words, this is known as a snagging checklist. Make use of it when doing your developer inspection, record each flaw, and forward the list to the developer for correction before or shortly after handover.
However, the short answer is that. The longer one is that the majority of newly constructed apartments in Dubai have significantly more flaws than purchasers anticipate. Moreover, even in well-known towers, a single unit frequently has dozens of issues. The majority are minor, such as a loose handle or a chipped tile. A few, such as a weak air conditioner or a slow shower drain, might become major problems when you move in.
This guide gives you a complete new apartment snag list you can follow on the day, whether you’re a first-time buyer, an investor with several units, or an agent helping a client through handover. Additionally, it’s based on how our team carries out property snagging across the UAE every week.
Before You Start: Timing and Tools
When to snag
Do the inspection after the developer sends your handover or inspection notice, and before you sign the handover documents. Consequently, once you sign, it gets harder to argue a defect was there from day one. If you’ve already moved in, you can still report snags during the defects liability period, which is usually 12 months from handover. Additionally, review your SPA for the exact terms.
As a result, book a daytime slot. Natural light shows paint defects and uneven tiles much better than evening light.
Additionally, what to bring.
- Additionally, a phone with a good camera and a power bank.
- Additionally, masking tape or colored stickers are used to mark each snag.
- Additionally, a small spirit level and a tape measure.
- Additionally, you can use a socket tester or a phone charger to test sockets.
- Additionally, this torch suits cupboards and the space above the false ceiling.
- A bucket or bottle of water to test drains and balcony slopes
- A notepad, or the apartment snagging checklist PDF below
A professional team also brings tools you won’t have at home, like FLIR thermal cameras and moisture meters. You can see the full kit on our inspection equipment page.
The Complete Snagging Checklist for Dubai Apartments
Work through the apartment in one direction, starting at the front door, so you don’t miss a room. Tick each item as you go and photograph anything that isn’t right.
1. Entrance and main door
- Door opens, closes and locks smoothly, with no scraping on the floor
- Even gaps around the door frame, and no damage to the veneer or paint
- Peephole, door stopper, closer and handle all work
- Intercom or video door phone works
- Unit number and fire door label are in place
2. Living and dining area
- Walls are flat, with no cracks, patchy paint or visible joints
- Floor tiles are level and not hollow (tap them gently with a coin or the back of a screwdriver)
- Grout lines are full and even, and skirting is fixed with no gaps
- False ceiling is level, with no cracks or stains around the AC grilles
- Every light switch and socket works, and cover plates are straight
- Smoke detectors and sprinkler heads are fitted, clean and undamaged
3. Kitchen
- Cabinet doors are aligned, hinges are tight and drawers slide fully
- Worktop has no chips, cracks or loose joints, and the edges are sealed
- Sink drains quickly, with no leaks under it (run the tap for two minutes, then check with a torch)
- Hot and cold water are on the correct sides
- Hob, oven, hood, fridge and dishwasher (if supplied) all switch on and work
- Sockets near the sink are a safe distance away and have power
4. Bedrooms
- Wardrobe doors slide or close properly, and shelves and rails are secure
- Windows open, close and lock, with no gaps in the rubber seals
- AC cools the room within 10 to 15 minutes, with no water dripping from the grille
- Same wall, floor and ceiling checks as the living room
5. Bathrooms
Bathrooms hide the most expensive snags, so take your time here.
- Shower floor slopes towards the drain, with no standing water after a five-minute run
- Silicone around the bath, shower tray, basin and WC is complete and neat
- WC flushes fully, refills quietly and doesn’t rock
- Water pressure is good, and hot water arrives in under a minute
- No hollow wall tiles, cracked tiles or missing grout
- Exhaust fan works and actually pulls air
- Mirror, accessories and glass screen are fixed firmly
6. Balcony
- Pour water on the floor: it should flow to the drain and not pool or run back towards the door
- Sliding door seals tightly and the track drains
- Railing and glass are firm, with no loose fixings
- No cracks in the floor tiles or the external wall
7. AC, electrical and plumbing systems
- DB board is labeled, and every breaker trips and resets
- Thermostats respond in each room
- AC drain lines run freely (blocked condensate lines are a top cause of AC water leakage in new Dubai homes)
- Water heater is wired, has a working safety valve, and doesn’t leak
- No damp spots, stains or musty smells near wet areas, which can point to hidden leaks. These are best confirmed with thermal moisture detection
8. Building and common areas
- Your parking bay is marked and matches your contract
- Storage unit (if included) is accessible and dry
- Access cards or fobs work for the lift, gym, pool and car park
This new apartment snag list covers the essentials. For a fuller picture of what a professional report looks like, see our sample snag list.
Handover Checklist Dubai: Documents, Meters and Keys
Snagging covers the physical apartment. The handover itself also has a paperwork side, and missing something here can delay your move-in by weeks. Use this handover checklist for Dubai, and adjust the utility names if you’re in another emirate.
- Final statement of account from the developer, with all payments cleared
- Service charges paid and receipt kept
- Title deed issued, or the Osgood registration being converted, through DLD
- Electricity and water account opened (DEWA in Dubai, ADDC or AADC in Abu Dhabi, SEWA in Sharjah, Etihad Water & Electricity in the northern emirates)
- District cooling account opened if your building uses it (for example Empower), and the meter reading noted
- Photos of every meter reading on handover day
- Count of keys, access cards, parking remotes and mailbox keys, signed for
- Appliance warranties and the building’s owner manual received
- Signed snag list attached to your handover form, if you snag before signing
Your handover form is a key document. Don’t sign a statement that the unit is “accepted in good condition” without writing in that a snag list has been submitted. Our guide to handover snagging in Dubai explains how this works with developers, and the RERA handover requirement article covers the rules.
DIY vs Professional Apartment Snagging
You can absolutely use this checklist yourself, and it will catch a lot. But DIY apartment snagging has limits, mostly because the costliest defects are the ones you can’t see.
| DIY with this checklist | Professional Property Snagging Dubai | |
| Visible finishes (paint, tiles, joinery) | Good | Thorough, with exact locations |
| Hidden leaks and damp | Only once a stain shows | Found early with thermal imaging and moisture meters |
| AC performance | Feels cool or not | Temperature at each outlet, duct and drain checks |
| Electrical safety | Sockets on or off | Polarity, earthing and DB board testing |
| Report the developer accepts | Your own notes and photos | Structured report with numbered, photographed snags |
| Time on the day | 3 to 5 hours | Done for you, report usually within 6 hours |
If you’re a beginner, a professional report also gives you something firm to show the developer. Experienced investors with several units often book us so they don’t have to spend whole days at handovers.
Our apartment snagging service is carried out by a team of certified inspectors. We’re DED-licensed, RERA-approved and InterNACHI-certified. For a breakdown of fees by unit size, see our snagging cost guide or the pricing page.
After the Inspection: Reporting and De-Snagging
Finding the snags is only half the job. Getting them fixed properly is the other half.
- Submit the snag list in writing. Email it to the developer’s handover or customer care team and keep the reply. A numbered list with photos is much harder to ignore than a phone call.
- Agree a repair timeline. Most developers fix snags within a few weeks. Ask for a date in writing.
- Book a de-snagging visit. Once the developer says the work is done, check every item again. Repairs are sometimes rushed, or a snag is “fixed” with a coat of paint over the real problem. Our guide to snagging vs de-snagging explains what to look for.
- Keep watching during the warranty period. Some defects only show up after a summer of heavy AC use or the first big rainstorm. A DLP inspection shortly before your defects liability period ends lets you report them while the developer is still responsible.
If you spot water stains, bubbling paint or a musty smell after moving in, don’t wait. Book water leak detection in Dubai early, before the damage spreads to the flat below.
Using This Checklist Across the Seven Emirates
The same checklist works anywhere in the UAE, but each emirate has its own common problems:
- Dubai: Large handover batches in areas like JVC, Business Bay, Dubai South and Dubai Creek Harbour. Busy handover periods mean rushed finishing, so check finishes extra carefully.
- Abu Dhabi: Waterfront towers on Al Reem, Yas and Saadiyat. Pay close attention to balcony drainage and window seals.
- Sharjah: Fast-growing communities like Aljada. Look closely at plumbing and AC drains.
- Ajman: Many first-time buyers in affordable towers. A professional property snagging inspection is especially useful here.
- Ras Al Khaimah: Beachfront apartments around Al Marjan Island. Salt air is hard on metal fittings and railings.
- Fujairah and Umm Al Quwain: Coastal projects, where window seals, external walls and drainage matter most.
You can see every community we cover on our areas we serve page.
Download the Apartment Snagging Checklist PDF
Want this list on paper for inspection day? Download our free apartment snagging checklist PDF. It has every room, a tick box for each item and space for notes. Print it, take it with you, and attach it to your handover email.
If you’d like to see what a full professional report looks like, have a look at our sample snagging report PDF.
Let us do the snagging for you
A checklist helps, but a trained eye with the right tools finds what checklists miss. Our team has handled property snagging in Dubai and across the UAE for more than 10 years, for first-time buyers, investors, and agents’ clients.
- Detailed, photographed report, usually within 6 hours
- Thermal imaging and moisture checks included
- De-snagging visits to confirm the repairs
- Coverage across all seven emirates
Book your apartment snagging inspection, or call or WhatsApp us on +971 56 378 7002.
Frequently Asked Questions
What should be on a snagging checklist in Dubai?
A good snagging checklist for Dubai covers walls, floors, ceilings, doors, windows, kitchen, bathrooms, balcony, AC, electrics, plumbing and building access. It should also include a handover checklist for documents, meters and keys.
How long does it take to snag a new apartment?
A studio or one-bedroom apartment takes about 2 to 3 hours for a professional team. A three-bedroom unit can take 4 hours or more.
Can I do apartment snagging myself?
Yes, and this checklist will help. But hidden problems like leaks, poor insulation and AC duct faults need thermal cameras and moisture meters, which most owners don’t have.
When is the best time to snag?
Before you sign the handover documents. If you’ve already moved in, report defects during the defects liability period, usually 12 months.
Is there an apartment snagging checklist PDF I can download?
Yes. You can download our free apartment snagging checklist PDF from this page and print it for inspection day.
How much does property snagging cost in Dubai?
Prices depend on the size of the unit. On our pricing page, apartments start from about AED 800 for a studio, including VAT. See our snagging cost guide for details.
Will the developer fix every snag?
Developers are responsible for workmanship defects during the defects liability period. A clear, photographed report makes it far more likely they’ll fix everything on your list.
