Ultimate Guide to Creating a Snag List for Your New Home in Dubai

Buying property in Dubai is an exciting milestone — but the final stage, handover, is where many buyers make critical mistakes. After months or even years of anticipation, it’s tempting to accept your new home without close inspection. Yet before signing that final handover form, you must ensure everything matches the standards promised in your Sales Purchase Agreement (SPA).

That’s where the snag list comes in — a structured inspection checklist that protects your investment and ensures your property complies with Dubai’s RERA quality regulations.

What Is a Snag List and Why It Matters

A snag list (or snagging report) is a comprehensive record of defects, unfinished works, or poor workmanship identified in a new property before final handover. It’s your legal proof that the developer must rectify any deficiencies before you officially take possession.

Why It’s Essential:

• Prevents you from inheriting hidden repair costs.
• Ensures compliance with RERA construction and delivery standards.
• Provides legal documentation of your inspection findings.
• Protects your right to free rectification under the Defect Liability Period (DLP).

Skipping snagging is like buying a luxury car without checking the engine — it might look flawless, but hidden issues can cost you later.

When to Conduct Snagging

The ideal time for snagging is after the developer notifies you that your unit is ready, but before you sign the acceptance or release the final payment.

Typical snagging timeline:

• Handover Notice: The developer sends formal notification.
• Inspection Appointment: Scheduled within 5–10 working days.
• Snagging Day: Full inspection of structure, finish, and systems.
• Developer Rectification: Fixes completed within 14–30 days.
• Re-Inspection & Sign-Off: You confirm corrections before final acceptance.

Never rush to sign the handover form — once accepted, your leverage to enforce repairs decreases dramatically.

Key Areas to Inspect During Snagging

A thorough snag list reviews every aspect of your home, from aesthetic details to essential systems.

• Walls, Ceilings, and Floors:
• Look for cracks, uneven paint, or damp spots.
• Check tile alignment and grout uniformity.
• Tap walls lightly — hollow sounds can indicate poor plastering.
• Doors and Windows:
• Ensure smooth opening and closing.
• Verify seals and locks to prevent air leaks.
• Inspect hinges and glass edges for cracks or scratches.
• Electrical Systems:
  • Test all switches, sockets, and lighting.
  • Use a plug tester to confirm proper voltage.
  • Verify RCD (safety breaker) trips correctly.
• Plumbing and Sanitation:
• Run all taps and showers; observe pressure and drainage.
• Flush toilets to ensure fast refill and strong flow.
• Check silicone joints and floor drains for leaks.
• Air Conditioning and Ventilation:
• Test cooling and fan modes.
• Inspect filters and drainage outlets.
• Confirm there’s no condensation or unusual noise.

How to Create a Professional Snag List

Creating a snag list isn’t complex; it’s about structure, precision, and documentation.

Prepare Tools
Bring a flashlight, measuring tape, smartphone (for photos and videos), masking tape, and a notepad.

Inspect Systematically
Move room by room in one direction (e.g., clockwise). Label each defect with masking tape and number your photos accordingly.

Document Clearly
For each issue, include:

• Location: e.g., “Master bedroom – ceiling paint uneven.”
• Description: concise explanation.
• Severity: minor, moderate, or major.
• Photo evidence: clear, dated, and labeled.

Use a Structured Template
Divide findings by categories:

• Civil Works (walls, floors)
• Electrical
• Plumbing
• HVAC (air conditioning)
• Carpentry and Finishing

Submit Officially
Send the report to the developer’s customer care department via email and request written confirmation or a reference number. Avoid informal channels like WhatsApp — they hold no legal weight.

Reinspect After Rectification
Developers must repair listed items within 2–4 weeks. Conduct a second inspection to verify completion before signing handover.

Snagging for Off-Plan Properties
When purchasing off-plan real estate, snagging is your first true look at the finished product.

Focus on:

• Layout accuracy: Match dimensions to your SPA and floor plan.
• Material quality: Compare with specifications in marketing brochures.
• Fixtures and fittings: Verify brand, quality, and installation.
• Balcony waterproofing: Improper sealing can cause costly future repairs.

Always bring a printed copy of your SPA and developer brochure — they’re your proof of what was contractually promised.

Common Snagging Defects in Dubai

Even reputable developers can deliver minor imperfections. Based on DDA Real Estate’s inspections, here are typical findings:

Category	Common Issues	Example
Finishing	Paint drips, tile misalignment	Wall cracks near corners
Plumbing	Low pressure, leaks, poor sealing	Shower leakage
Electrical	Loose switches, flickering lights	Unstable socket connection
Carpentry	Misaligned doors, chipped panels	Wardrobe doors rubbing floor
HVAC	Dusty vents, weak airflow	AC condensation dripping

Each detail matters: small issues today can affect rental yield and resale value tomorrow.

Technology That Simplifies Snagging

Digital tools streamline inspections and strengthen your case with verifiable data.

Recommended tools:

• SnagR – Used by professional inspectors across Dubai.
• PlanRadar – Attach photos, assign fixes, and monitor progress.
• Notion or Trello – Ideal for personal tracking.
• Dubai REST App – Check developer status, escrow account, and project completion.

How to Handle Developer Delays or Disputes

If the developer ignores your report or delays action:

• Send a written follow-up referencing your original submission.
• Allow a 10–15 business day grace period.
• Escalate to RERA via the Dubai REST App or the RERA Service Center.

DDA Real Estate can assist — our compliance team liaises directly with developers to enforce deadlines.

A documented email trail holds legal validity in Dubai’s property system. Always maintain communication records.

RERA Warranties and Legal Protections

Dubai’s real estate law ensures post-handover security for every buyer under RERA’s Quality Control Regulations:

• Defect Liability Period (DLP): 12 months from handover. Developers must repair all reported defects free of charge.
• Structural Warranty: 10 years, covering major construction elements such as foundation, roof, and columns.

Under RERA Regulation No. 13 of 2008, developers are legally obligated to respond promptly and perform rectifications within the DLP timeframe.

Your snag list serves as your baseline document for warranty claims — store it safely alongside your Title Deed and NOC.

Post-Handover Snagging and Late Defects

Some problems emerge only after occupancy — for example, AC condensation or water leakage.

To handle them:

• Document the issue immediately with photos.
• Email the developer’s warranty team, referencing your original snag report.
• Track your DLP expiration date to ensure timely reporting.

If unaddressed, file a complaint through RERA Customer Happiness Center or contact your broker for escalation.

Snagging for Investors: Remote Handover Tips

If you purchased off-plan property from abroad, you can still conduct full snagging without being in Dubai. DDA Real Estate offers remote inspection services — our team visits your property, performs snagging, and provides a digital report with photos, videos, and a developer follow-up summary.

This ensures:

• Zero delays in rental listing.
• Verified condition before tenants move in.
• No surprises during resale or valuation.

Remote snagging protects overseas investors by ensuring their assets meet promised standards.

The ROI Value of Professional Snagging

A well-documented snag list directly impacts financial performance:

• Faster rentals — defect-free units rent 20–30% faster.
• Higher resale price — buyers trust quality-certified homes.
• Lower maintenance costs — early fixes prevent major repairs.

Example: fixing a small AC drainage issue during snagging (AED 300) can prevent a future ceiling replacement (AED 3,000–5,000).

Snagging isn’t a cost — it’s an investment in long-term ROI and peace of mind.

FAQ

• How long does snagging take?
  Usually 1–2 hours for apartments and up to 4–5 hours for villas.
• Who pays for snagging repairs?
  The developer covers all repairs during the 12-month DLP warranty period.
• Can I delay handover due to defects?
  Yes, you can postpone signing until major defects are corrected.
• How quickly must developers fix issues?
  Typically within 14–30 days, depending on scope.
• Should I hire professionals for snagging?
  Yes. Expert inspectors detect hidden problems — moisture, insulation gaps, or wiring faults — that buyers often overlook.

Your snag list isn’t a formality — it’s a legal safeguard. In Dubai’s property market, where precision defines value, snagging ensures your investment is protected and your home is delivered as promised.

For homeowners, it guarantees comfort and quality. For investors, it ensures faster returns and higher resale confidence.

Inspect smart. Invest wisely. Snag with DDA Real Estate — where quality meets trust.