Dubai Property Handover Checklist: Snagging, Documents, Final Payment & Keys

Handover usually starts with a written notice from the developer telling you the project is complete, or close to it, and inviting you to begin the handover process. Read it against your SPA: check the stated completion date, the deadline for settling payments, how to book an inspection and whether any fees fall due. The notice normally follows the project receiving its completion certificate from the relevant authority, and that date matters later because the developer's liability for structural defects is counted from it. Keep the notice and the envelope or email it came in, as it may set deadlines that affect penalties or charges.

Before you pay anything, ask for a full statement of account and compare it with your own payment records. It should list every instalment you have paid, the final amount outstanding and any other charges the developer says are due, such as registration, administration or advance service charges. Question anything you do not recognise or that is not provided for in your SPA. Differences are much easier to resolve now than after you have signed the handover documents, and a clean statement is also what your bank will want to see if a mortgage is paying the balance.

The balance due at completion depends on the payment plan in your SPA. Some plans leave a large share for handover, and some continue after it. Our guide to off-plan payment plans explains the common structures. Developers generally require the amount due at handover to be settled before they release keys. If a mortgage is funding the final payment, allow time for the bank's valuation, approval and release of funds, and confirm with the developer which documents the bank needs from them. Get a receipt or updated statement showing a zero balance, or the agreed post-handover balance, before you move on.

Snagging is a detailed inspection of the unit to find defects and unfinished work before you accept it. Most developers let buyers, or an inspector acting for them, inspect the unit during the handover process, but the timing and number of visits are set by each developer, so book early. Check walls, ceilings and floors for cracks and uneven finishes; doors, windows and cabinets for alignment; every tap, drain, socket, switch and light; air conditioning; water pressure and hot water; and balconies and wet areas for leaks and drainage. An independent snagging company can use moisture meters and thermal cameras to find problems that are not visible, which is worth considering on a larger unit.

Every issue found during the inspection should go on a written defect list, usually called a snag list, with a clear description, its location in the unit and a photo. Submit it through the developer's official channel and keep proof that you sent it. Ask the developer to confirm which items they accept and when they expect to fix them. Small cosmetic items and larger faults are handled differently, so separate them on the list. The list becomes your record if an issue is disputed later.

Once the developer says the items are fixed, reinspect the unit against your list rather than accepting a general confirmation. Tick off each item that is properly fixed and record anything that is not. Whether you can reinspect before signing, or only after moving in, depends on the developer's process. If some items will be fixed after handover, get that commitment in writing with the list attached. Under Article 40 of Dubai Law No. 6 of 2019, a developer of jointly owned property is liable for defects in the structural parts for ten years from the completion certificate, and for repairing or replacing defective installations for one year from the date the unit is handed over.

At handover you will usually sign a handover or acceptance form confirming that you have received the unit, often with the agreed snag list attached. Read it before signing, and make sure it does not say the unit is defect-free if you have outstanding items. You should also receive or be able to access copies of the SPA, your Oqood registration, the final statement of account and receipts, and any warranties for appliances or systems the developer installed. Check that the owner names, unit number and area on every document match exactly.

Collect and count every key, access card, fob and remote, and record what you received on the handover form. That includes the main door, bedrooms, mailbox and any storage. Check that access cards work on the building entrances, lifts, gym and car park, and that your allocated parking bay matches the SPA. Ask how replacement keys and cards are issued and what they cost, because building management rather than the developer often handles this after handover.

An off-plan unit is registered on the Dubai Land Department's interim register, known as Oqood, while it is under construction. After completion, the title deed is issued through DLD's Oqood portal. DLD's service for completing initial registration is designed for parties who have met their contractual obligations, so any balance owed to the developer can hold it up. The developer usually starts this step. Ask whether the title deed is being processed, who pays any DLD fees involved, and when you should expect it. Check the names, unit details and area on the title deed as soon as you receive it.

Electricity and water in Dubai are supplied by DEWA. As an owner moving in, you apply for activation through DEWA's own digital channels, with proof of ownership and a refundable security deposit whose amount depends on the property type. Check DEWA's current requirements before you apply. Many buildings also have a separate district cooling provider for air conditioning, and some have piped gas, each with its own account. Building management will confirm which providers serve your unit. Take meter readings on the day you receive the keys so that earlier consumption is not billed to you.

Service charges pay for the running, maintenance and insurance of the building's common areas. Under Law No. 6 of 2019, unit owners must pay the service charges approved by the Real Estate Regulatory Agency (RERA) and cannot withhold them. Your statement of account may include service charges from the handover or completion date, and some developers collect an advance at handover, so check what period each charge covers. You can compare the approved rates for your building on DLD's Service Charge Index. Service charges come straight off your rental income, which is why our net ROI report treats them as a core cost.

Ask the owners association or community manager what the building's insurance policy covers. Contents, fixtures you add, and your liability as an owner or landlord are usually arranged separately by the owner. Before moving in or starting any fit-out or alteration work, check the building's move-in rules. Many buildings require a move-in permit or a no-objection certificate for works, and restrict moving hours and lift use. Starting work without approval can lead to fines or an order to reverse it.

If the property is an investment, finish snagging and fix outstanding items before a tenant moves in, because under Dubai tenancy law the landlord is generally responsible for maintenance during the lease unless agreed otherwise. Every lease must be registered with Ejari. Our guides to the tenancy contract in Dubai and why Ejari matters explain both. Short-term letting is regulated separately and needs a holiday home permit from Dubai's Department of Economy and Tourism, which the building may also need to allow. Decide early whether you will manage the tenancy yourself or appoint a manager.