Dubai snag list checklist for apartment and villa handovers

A handover inspection (snagging) finds the defects in a new unit before the buyer accepts the keys, so the developer fixes them under the handover process rather than later. This checklist covers what inspectors check in a typical Dubai apartment or villa. Adapt it to the unit and the developer's handover pack.

Before you start

• Get the floor plan and the unit number, and note the date and time of the visit.
• Check power, water and AC are on: many snags only show with services running.
• Bring a moisture meter, a level, a tile-tapping tool, a socket tester and a torch. A thermal camera helps find hidden leaks and missing insulation.

Room by room

Entrance and doors

• Main door: closes and latches by itself (door closer), seals, lock and handle, fire rating label where required.
• Internal doors: alignment, gaps, hinges, scratches, door stops.

Floors and walls

• Tap tiles for hollow sounds; check lippage, cracks, chips and grout gaps.
• Paint finish under side light: patches, roller marks, stains, cracks.
• Skirting gaps and silicone at joints.

Kitchen

• Cabinet doors and drawers align and close; countertop joints sealed.
• Sink and mixer: run water and check underneath for drips.
• Cooker hood extracts; appliances (if supplied) power on.

Bathrooms

• Water test the floor: water should run to the drain, not pond.
• Shower screen silicone, wall tile grout, WC fixed firmly, flush works.
• Exhaust fan runs; hot water arrives in a reasonable time.

Bedrooms and living areas

• Windows open, close and lock; sliding door seals keep out daylight and dust.
• Wardrobe doors and fittings; ceiling cracks along gypsum board joints.

Electrical, AC and safety

• Every socket tested; switches and lights work; DB panel labelled.
• AC cools in every room, grilles fit the ceiling, no rattles or condensate leaks.
• Smoke and heat detectors present and not painted over.

Balcony and outside

• Glass balustrade clamps and handrail are tight; balustrade height looks right.
• Floor falls to the drain; drain is clear of construction debris.
• For villas: roof, external walls, garden drainage, boundary walls and gates.

What the snag report should include

• A reference number for every snag, so the developer and buyer talk about the same item.
• Where it is: room and exact location, ideally a pin on the floor plan.
• A photo and a one-line description of the defect, plus the action needed.
• Severity (safety, defect, minor) so urgent items are fixed first.
• Trade (tiling, MEP, joinery and so on), so the developer can hand each group to the right team.

See a sample snagging report with snags pinned on the floor plan, the developer list by trade and the de-snag that follows it.