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In Dubai off-plan property, snagging means checking the unit for defects or incomplete items before or at handover. The legal backdrop matters: DLD legislation provides 10-year liability for structural defects and 1-year liability for defective installations, while DLD's escrow FAQ says 5% is retained in the escrow account for one year after completion to address defects visible on completion or appearing within one year after handover.
The legal backdrop buyers should understand
- DLD legislation provides 10 years of developer liability from the completion certificate for structural defects in jointly owned property.
- The same framework provides 1 year of liability from the completion certificate for defective installations, including mechanical, electrical, sanitary, and plumbing installations.
- DLD's escrow FAQ says 5% of escrow value is retained for one year after completion as a guarantee for defects clear on completion or appearing within one year after handover.
How snagging works in real life
The buyer inspects the unit, common-use elements relevant to the unit, and the handover condition against the contract, drawings, and practical habitability expectations. Every issue should be logged in writing with photos, room references, and a requested rectification action. The buyer's biggest mistake is treating snagging as a casual walk-through rather than an evidence-building exercise.
Step-by-step snagging process
- 1
Check project status before booking inspection
Use DLD's project-status tool and Dubai REST to confirm where the project stands.
- 2
Inspect the unit systematically
Check walls, ceilings, flooring, doors, locks, windows, seals, drainage, bathrooms, kitchen fittings, AC performance, sockets, switches, lighting, and balcony or terrace finishes.
- 3
Document every defect
Use a written snag list with photos, date stamps, room names, and defect descriptions. Verbal promises are not enough.
- 4
Separate structural concerns from minor defects
A cracked tile is not the same as a structural issue. Categorising correctly matters if the dispute escalates.
- 5
Get rectification commitments in writing
Ask for a written repair timeline and escalation path before accepting that a problem will be 'fixed later'.
- 6
Preserve evidence after handover
If a defect appears shortly after handover, preserve the record immediately because the one-year defects concept is time-sensitive.
Fee position
- There is no separate DLD snagging fee for a buyer-side inspection.
- Independent snagging inspections are private-market services and their charges are not fixed by DLD.
- Snagging should be treated as a risk-control cost, not a regulatory payment.
Common mistakes
- Rushing the inspection because the handover team says issues can be 'sorted later'.
- Not documenting defects properly.
- Confusing the one-year defects concept with the 10-year structural liability rule.
- Ignoring common-area or MEP issues that affect the usability of the unit.
Official links
Need help on a live handover?
If you are close to handover, a professional snagging inspection plus a lawyer-led escalation plan is often more useful than arguing informally with the developer team. This page is informational only and is not legal advice.
References
- DLD: https://dubailand.gov.ae/media/zrrd4qw4/en-legislation.pdfOfficial 10-year structural and 1-year defective-installation liability references in the legislation compilation.
- DLD: https://dubailand.gov.ae/en/frequently-asked-questions/Official 5% escrow retention and defect-related escrow guidance.
- DLD: https://dubailand.gov.ae/en/eservices/real-estate-project-status-landing/Official project-status verification tool.
- DLD: https://dubailand.gov.ae/en/eservices/dubai-rest/Official project and off-plan information tool.
- DLD: https://dubailand.gov.ae/media/wlzmuycr/know_your_rights.pdfOfficial investor-rights background on off-plan regulation.
Informational only. Defect rights depend on the contract, the nature of the defect, the building structure, and the applicable law. Get project-specific legal advice if a handover dispute escalates.