A new apartment handover in the UAE is the one moment when you have the most leverage over the developer: before you sign, every crack, leak and loose tile is theirs to fix. After you sign, you are reporting defects instead of refusing to accept them. This new apartment handover checklist walks you through the steps from the handover notice to move in day, a room by room snagging list, what the defects liability period covers, and when to book the first clean so you only pay for it once.
In short: inspect first, clean second. Snag the empty unit, get the developer to fix the list, re-inspect, sign and collect the keys, and only then book the first clean, before any furniture arrives. Construction dust, protective film, paint spots and grout haze are normal in a new build, and they come off far more easily in an empty home.
New apartment handover steps at a glance
Developers run handovers in a fixed order. Your handover notice tells you what to bring and when, so read it first and adjust the steps below to match.
| Stage | What you do |
|---|---|
| Handover notice | Read the notice, book an inspection slot, list the documents and payments it asks for |
| Payments and documents | Settle what the notice lists, collect receipts, bring ID and your sale contract |
| Snagging inspection | Inspect every room yourself or with a snagging company, photograph each defect |
| Snag list submitted | Send a numbered, written list to the developer and ask for a repair date |
| Re-inspection | Check every item has been fixed properly before you sign |
| Sign and collect keys | Sign the handover, collect keys, cards, remotes and manuals |
| Utilities | Activate electricity and water (DEWA in Dubai, SEWA in Sharjah) and any cooling account |
| First clean | Clean the empty unit top to bottom before furniture arrives |
| Move in | Furniture in, then keep reporting any new defects in writing |
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What snagging means, and who should do it
Snagging is a detailed inspection of a new property to find defects, from cosmetic ones such as paint drips and scratched glass to functional ones such as a leaking trap, a dead socket or an AC unit that does not cool. The list of defects you hand to the developer is the snag list.
You can snag the apartment yourself with a torch, a phone charger to test sockets, a spirit level and a roll of masking tape to mark defects. Many buyers in Dubai also hire a snagging company, which brings moisture meters and thermal cameras and writes the report for you. Either way, inspect in daylight, with water and power on, and before you sign the handover.
Your snagging checklist, room by room
| Area | What to check |
|---|---|
| Walls and ceilings | Cracks, uneven paint, damp patches, stains, missing touch ups |
| Floors and skirting | Hollow, chipped or uneven tiles, grout gaps, scratches, loose skirting |
| Doors and windows | Smooth opening and closing, locks, handles, seals, scratched glass, balcony door track |
| Kitchen | Cabinet doors and hinges, worktop joints, sink seal, tap flow, appliances switch on |
| Bathrooms | Water pressure, hot water, drainage speed, toilet flush, silicone lines, leaks under basins |
| Electrical | Every socket, switch and light, the distribution board labels, doorbell and intercom |
| AC | Each unit cools, thermostats respond, no drips from the indoor units, grilles fitted |
| Balcony | Railings secure, floor drains toward the outlet, no cracks or stained grout |
| Handover items | Keys, access cards, parking tags, manuals and warranties match the handover form |
How to write a snag list the developer will act on
- Number every item and note the room and exact spot, such as “master bathroom, basin, left side of the silicone line”.
- Add a photo of each defect with a piece of tape or a finger for scale.
- Describe the problem, not the fix, for example “door rubs on the frame and does not latch”.
- Mark what stops you moving in, such as leaks, dead power points or an AC unit that does not cool.
- Send it in writing and ask for a repair date and a re-inspection before you sign.
The defects liability period: what it covers
Snags you miss at handover are not lost. For jointly owned property in Dubai, Article 40 of Law No. 6 of 2019 makes the developer liable for structural defects for 10 years from the project’s completion certificate, and for defects in mechanical, electrical, sanitary and sewerage installations for one year, which generally runs from the date the unit is handed over to you, according to a Chambers and Partners guide to construction defects in Dubai.
Check the warranty terms in your sale contract, report every new defect in writing with photos, and keep your snag reports and handover papers together. This guide is general information, not legal advice.
The first clean: when and what it covers
Book the first clean after the developer has fixed the snags and before the furniture arrives. If you clean before the repairs, the trades bring the dust back; if you wait until after the move, the team has to work around boxes and you pay for more hours.
A first clean in a new build is closer to an after builders clean than a regular one. It should cover:
- Construction dust on ceilings, AC grilles, light fittings, ledges and inside every cupboard and wardrobe.
- Protective film and stickers on windows, appliances, frames and sanitaryware, with the adhesive residue removed.
- Paint spots and sealant smears on glass, tiles and frames, lifted without scratching new finishes.
- Grout haze on bathroom and kitchen tiles.
- Window and balcony door tracks cleared of grit so they slide properly.
- Floors finished last, vacuumed and then damp mopped, because dry sweeping spreads fine dust.
It is quoted by scope, because a studio with light dust and a villa with paint on every window are different jobs. As a guide, our cleaning price calculator puts a deep clean of the same home at:
| Home size | Sharjah and Ajman deep clean | Dubai deep clean |
|---|---|---|
| Studio | AED 300 to 450 | AED 400 to 550 |
| 1 bedroom | AED 400 to 550 | AED 450 to 650 |
| 2 to 3 bedrooms | AED 550 to 800 | AED 600 to 900 |
| Townhouse | AED 500 to 900 | AED 700 to 1,000 |
| Villa | AED 700 to 1,500 | AED 900 to 1,800 |
A new build first clean typically sits above these bands, and the exact price is fixed after you share photos. Our guides to post construction cleaning in Dubai and after builders cleaning in Ajman explain how the scope is priced.
After you move in
Fine dust keeps settling for a few weeks after the trades leave, especially from AC ducts. Run the AC with clean filters, damp dust rather than dry dust, and air the rooms when the weather allows; our tips to reduce dust at home in the UAE help it settle faster. Renting a unit that someone else has already lived in? Our move in cleaning checklist is the better fit.
Frequently asked questions
What does it mean to snag a property in Dubai?
Snagging a property in Dubai means inspecting a newly built unit before handover to find defects, such as cracks, uneven tiles, leaks, faulty sockets or an AC that does not cool, and listing them for the developer to fix. Buyers do it themselves or hire a snagging company, ideally before signing the handover, so repairs are made before they move in.
What are the steps involved in the property handover procedure in Dubai?
The developer sends a handover notice once the project is complete. You settle the payments it lists, bring ID and your contract, inspect the unit and submit a written snag list. After the repairs and a re-inspection, you sign the handover and collect keys and access cards, activate DEWA, then clean the empty unit before the furniture arrives.
How long is a typical defects liability period?
In Dubai, Article 40 of Law No. 6 of 2019 sets one year for defects in mechanical, electrical, sanitary and sewerage installations, generally from handover of the unit, and 10 years for structural defects from the project’s completion certificate. Check the warranty terms in your sale contract and report every defect to the developer in writing, with photos.
What is the best way to clean a newly built house?
Wait until snags are fixed and the trades have gone, open the windows and work from the top down: ceilings, AC grilles and fittings first, then cupboards, walls, glass and tracks, and floors last. Vacuum fine dust before damp wiping, and remove film, stickers and paint spots with tools that will not scratch new finishes. Our after builders cleaning service covers new handovers.
How long does it take for dust to settle after construction?
Fine construction dust keeps settling for a few weeks after the work ends, because it hangs in the air and comes out of AC ducts and cupboards. One thorough clean before move in removes most of it. After that, run the AC with clean filters, ventilate when you can and damp dust weekly until surfaces stay clean.
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