Off-plan handover in Dubai starts with a handover notice from the developer and ends with you holding the keys and, once paid in full, your title deed. Before you accept the unit, inspect it carefully and log every defect, because developers typically give a one-year defects liability period and it is far easier to get issues fixed early.
This checklist takes you through each stage in order. Use it whether you attend in person or send a representative and an inspector on your behalf.
The handover notice and final payment
When the building is finished and the authorities have issued a completion certificate, the developer sends a handover notice. It usually includes:
- The final amount due under your payment plan
- Any service charges due in advance
- Utility registration steps and deposits
- The date range for inspection and key collection
- The documents you need to bring or send
Check every figure against your SPA and your receipts. If anything looks wrong, raise it in writing straight away. If you plan to use a mortgage for the final payment, tell the bank as soon as you get the notice. The bank will need to value the unit and prepare the funds.
If you are on a post-handover payment plan, the final amount at the keys will be smaller. Check how the remaining instalments are scheduled and how they are secured.
The snagging checklist
Snagging means finding defects before you accept the unit. You can do it yourself, but many buyers hire an independent snagging company. They bring tools such as moisture meters and thermal cameras and give you a written report with photos.
| Area | What to check |
|---|---|
| Walls and ceilings | Cracks, uneven paint, damp patches, gaps at joints |
| Floors | Cracked or hollow tiles, scratches, uneven levels, gaps at skirting |
| Doors and windows | Smooth opening and closing, locks, seals, scratches on glass and frames |
| Kitchen | Cabinet alignment, worktop finish, appliances working, sink drainage |
| Bathrooms | Water pressure, hot water, drainage, leaks, grout and silicone, fan |
| Electrics | Every socket and switch, lights, distribution board labels |
| Air conditioning | Cooling in every room, thermostat, noise, condensation leaks |
| Balcony and terrace | Drainage, railings, tile finish, door seals |
| Common areas and parking | Your allocated parking bay, storage, access cards, lifts |
Write down every defect, with a photo and its location. Send the full list to the developer in writing and ask for a date when each item will be fixed. Then check the work again before you sign off.
Key collection and the defects period
Once the final payment is made and the snagging list is agreed, you sign the handover documents and collect the keys. You usually receive keys, access cards, parking cards and manuals for appliances.
- Sign the handover form, noting any open snagging items on it.
- Collect keys, access cards and appliance manuals.
- Register electricity and water with DEWA and pay the deposit.
- Set up district cooling and internet if needed.
- Take dated photos of the unit as you received it.
Developers typically give a one-year defects liability period from handover. During this time, report any new defects in writing. Keep copies of every message and reply. Some items, such as structural elements, may be covered for longer; check your SPA for the exact terms.
Title deed and after
During construction, your ownership is recorded in Oqood. Once you have paid the full price, the Oqood record is converted into a title deed issued by the Dubai Land Department. If you have a mortgage, the title deed is issued with the bank's mortgage registered against it.
Ask the developer when the title deed will be issued and whether any fee applies. Keep a digital copy safe. You will need it to sell, to rent out the unit, and for any visa or banking process.
Planning your next purchase? Compare handover dates across Dubai off-plan projects, or talk to Dani about arranging a snagging inspection.
Frequently asked questions
Can I refuse to take the keys if there are defects?
Minor defects are usually logged and fixed after handover. For serious issues, raise them in writing and check your SPA; speak to a lawyer if there is a dispute.
Is a professional snagging inspection worth it?
For most buyers, yes. Inspectors find issues that are easy to miss, and a written report makes it simpler to get the developer to act.
How long is the defects liability period?
Developers typically give one year from handover. Check your SPA for the exact terms.
Fees and rules change; confirm current figures with the Dubai Land Department, GDRFA or your bank before you commit.
This article is general information about the Dubai property market, not financial advice. Prices and regulations change; ask for up-to-date details before you buy.
