When construction ends, the developer calls you for handover. You pay the rest of the plan and the final DLD fees, and before accepting the home you do the snagging, a thorough inspection to list the defects the developer must fix. Then you get the keys and the DLD issues your title deed. Dubai law makes the developer liable for installations for 1 year from handover and for the structure for 10 years from completion.
In this guide9 sections
| Stage | What happens | What you do |
|---|---|---|
| Handover notice | The developer confirms completion and what is left to pay | Check the statement of account |
| Final payment | Last plan instalment and title deed fees | Transfer in good time with your unit reference |
| Snagging | Inspection before accepting the home | A defects list with photos |
| Fixes | The developer repairs the items listed | Check they are done |
| Keys and title deed | Handover certificate and DLD title deed | Keep the title deed and connect DEWA |
| Afterwards | Service charges and rental start | Decide whether to let it or use it |
How handover starts
Handover starts when the project gets its completion certificate. The developer then sends the handover notice with your statement of account: what you have paid, what is left and the fees. On a 60/40 plan for AED 1,000,000, the big payment comes now:
| Payment at handover | AED | € | $ |
|---|---|---|---|
| Final plan instalment, 40% | AED 400,000 | €96,954 | $108,918 |
| DLD title deed, map and fees | AED 520 | €126 | $142 |
| DEWA deposit, flat | AED 2,000 | €485 | $545 |
Approximate figures, for illustration only.
Once everything is paid, the developer asks the DLD to move your unit from the interim register, Oqood, to the property register. The DLD issues the title deed electronically in about 6 business days. If you will pay handover with a mortgage, ask the bank for pre-approval several months ahead. To see what you need at each stage, use the off-plan calculator.
What snagging is and why to do it before accepting
Snagging is the inspection of the home before signing the handover certificate. You go room by room and note every defect, from a cracked tile to a socket that does not work. The list, with photos, goes to the developer, who must fix it.
Doing it before accepting has a clear advantage: defects are on record from day one. A second visit is usual to check everything is fixed before you move in or let it.
Handover checklist
Bring the unit plan, a torch, a phone charger to test sockets and a tape measure. Then check calmly:
Walls, ceilings and floors
- Cracks, damp patches or uneven paint.
- Broken, hollow or misaligned tiles.
- Neat joints and skirting.
Doors, windows and balcony
- They open and close properly, with locks and keys.
- Unscratched glass and window seals without gaps.
- A solid railing and a clear balcony drain.
Kitchen and bathrooms
- Taps, cisterns and showers without leaks.
- Drains that flow freely.
- Units, worktops and appliances if included.
- Neat sealant and tiling.
Electrics and air conditioning
- Every socket and switch.
- A labelled consumer unit.
- Air conditioning in every room: it cools and does not drip.
Layout and finishes
- The layout matches the SPA plan.
- The finishes are the ones promised.
- Parking space and storage if you bought them.
What the warranty covers: 1 year and 10 years
Dubai Law No. 6 of 2019 sets two warranties no contract can cut back:
- Installations, 1 year. The developer repairs or replaces defective installations, such as electrics, plumbing, drainage or mechanical systems, for one year from handover.
- Structure, 10 years. The developer is liable for structural defects for ten years from the completion certificate.
On top of that, Law No. 8 of 2007 holds back 5% of the project escrow account for one year after completion, precisely to cover defects. And if the home measures smaller than sold, the developer must compensate you unless the difference is minor. We explain it in the guide to the SPA contract.
If a defect appears after you get the keys, report it to the developer in writing as soon as possible and keep the reply.
If you are not in Dubai on handover day
You do not need to travel. We coordinate handover for you: we check the statement of account, arrange the snagging with an inspector, send you the list with photos and video, and follow up every fix with the developer until it is done.
For some steps, such as collecting the keys or signing the handover certificate on your behalf, the developer may ask for an authorisation or a power of attorney. We tell you what each developer requires in good time so you can prepare it from home, whether you are in the UK, the US or elsewhere.
Electricity, water, cooling and service charges
With the keys come the utilities. Electricity and water are supplied by DEWA. As an owner you apply on its website or app with the title deed or the SPA and pay a deposit of AED 2,000 for a flat or AED 4,000 for a villa, plus about AED 155 in connection fees. Supply is active within about 15 working hours. The owner’s deposit is refunded when you sell. If you let the home, the tenant’s connection is triggered when their lease is registered.
Many buildings use central cooling, the chiller, billed separately. Ask how it works in yours. And from the date set in your SPA you pay the service charge, the annual building fee. See what each area pays in the guide to service charges.
After handover: let it or use it
With the home handed over, you decide what to do with it. If you want a long-term let, we find you a tenant. For a holiday let, each home needs its own DET holiday home permit and is run by a licensed operator. You receive the rent.
To see what it could earn in your area, read the guide to yields by area and try the rent estimator.
Things to keep in mind
- Ask for the statement of account as soon as the notice arrives.
- Have the final instalment funded months ahead.
- Do not sign the handover certificate before snagging.
- Record every defect with a photo and submit it in writing.
- Do a second visit to check the repairs.
- Keep the title deed with the SPA and the Oqood certificate.
- Connect DEWA and ask how the chiller is billed.
We stay with you through the whole handover, from the developer’s notice to the keys, and then help you with a long-term let if you want.
Frequently asked questions
What is snagging at handover in Dubai?
It is the inspection of the home before accepting handover, to list the defects the developer must fix.
What warranty does a new Dubai home have?
The developer is liable for installations for 1 year from handover and for the structure for 10 years from completion, under Law No. 6 of 2019.
How much do I pay at handover?
The rest of the payment plan plus AED 520 to the DLD for the title deed, map and fees. The 4% was already paid at Oqood.
How long does the title deed take?
The DLD issues it in about 6 business days once the developer applies with all payments made.
Do I need to be in Dubai for handover?
No. We can coordinate handover and snagging for you and send you the inspection with photos and video.
How much is the DEWA deposit?
AED 2,000 for a flat and AED 4,000 for a villa, plus connection fees.
