Property handover checklist for buyers: avoid these common issues

Purchasing a property in Dubai is exciting, daunting, and often a little overwhelming. After months of planning, paperwork, and waiting, you are finally about to get the keys. But wait! The handover process isn’t just about signing off and moving in. If you rush through the process, you may find yourself with some expensive headaches down the road, like a leaking pipe, missing documents, or, worst case, a property that is not even legally ready to be lived in. Now, before you grab those keys, here is a simple guide to avoid some of the more common problems buyers have experienced in Dubai when taking possession of their new property.

Snagging 

“Snagging” is a detailed inspection of your property before you accept it. It is more like quality control. You’re checking if the property matches what was promised, and if there are any construction or finishing issues. You could do this yourself, but unless you know exactly what to look for (and have an eye for detail), you might miss things. Many buyers in Dubai hire a professional snagging company for around AED 1,000 to AED 2,000, and honestly, it’s worth it.

But whether you hire someone or do it yourself, here’s what to look for:

Walls and Paint: Cracks, uneven paint, damp spots near the ceiling or windows.

Flooring and Tiles: Any loose or chipped tiles must be fixed. Check the floor's level.

Windows and Doors: Do they open and shut smoothly? Look for gaps that could cause air leakage or noise.

Kitchen Fittings: Open every cabinet, and check hinges, drawer sliders, countertops, and plumbing under the sink.

Bathrooms: Run the taps, flush the toilets and check for leaks.

AC Units: This is a big one in Dubai. Turn them on and see if they cool the space. Some units blow air but do nothing to bring the temperature down.

Electrical Outlets: Plug in your phone charger or a lamp to make sure they work.

Balconies and External Areas: Is the railing stable? Check if there is any unfinished concrete work.

Internet and Cable Readiness: Is the apartment "Etisalat or du ready"? You don’t want to be chasing basic connections after you move in.

Documents and Payments

In Dubai, most developers will notify you that your property is “ready for handover.” That sounds great on paper, but sometimes “ready” means the walls are up, but the air conditioning doesn't work, or the balcony door doesn't close.

Here’s what you need in hand before the handover day arrives:

Final Payment Receipt: If you are buying directly from a developer, you will usually need to clear all pending payments, like service charges and any last milestone payment. If you have cleared all the payments, keep the receipts with you.

Oqood Certificate (for off-plan): This document proves that your name is registered as the buyer in the interim registry before the title deed is issued.

NOC from the Developer: This is a green signal that the property can be transferred and isn’t under any disputes or pending dues.

Service Charge Clearance: In Dubai, buildings have annual service fees that must be cleared before the transfer.

Dubai Land Department (DLD) Fees: DLD fees are 4% of the purchase price. You probably paid this earlier, but double-check that everything is documented properly.

Other Common Issues Most Buyers Face

There are a few traps that many buyers walk straight into, especially first-timers. Here’s what to keep an eye on:

• Ask to see the completion certificate. This is proof that the building meets construction and safety codes. Without it, you can’t legally occupy the property.
• Electricity and water aren’t always connected when you receive the unit. Check if the DEWA account is active, and confirm if you need to set it up or if the developer does.
• Make sure you get all the access cards and keys. Don’t assume they’ll be “sent later.”
• Developers sometimes demand higher service charges than what was initially quoted. Always ask for the Service Charge Budget approved by RERA.

Red Flags and Scams to Avoid

Watch out for common warning signs during the property handover in Dubai. For example:

• If someone tells you to “just sign now, we will fix it later,” don’t agree. It usually means they won’t fix anything.
• If there’s no NOC from the developer, be careful, as there might be unpaid fees or other issues.
• If you are being pushed to skip the property inspection, it could mean they are trying to hide problems or defects.

Before you sign the handover papers and get the keys, make sure you have written down all the problems you found in the property, and take clear photos as proof. Ask the developer when they will fix these issues, and get that timeline in writing. Also, double-check all the metre readings for DEWA (water and electricity), gas, and the chiller (if your building has one), so you don’t end up paying for someone else’s usage.

Conclusion

Buying a home is emotional, especially in a city like Dubai, where developments rise fast and competition is fierce. But handover is your last big checkpoint. So take your time, ask questions, and don’t feel pressured to accept things that feel off. You worked hard to buy this property, and you have every right to make sure it’s handed over exactly the way it was promised. Once you are inside, you want to relax and enjoy your home rather than spend your weekends chasing the developer to fix a dripping tap or replace a cracked tile.

Looking for a home in Dubai? Let us make the process easy for you. From finding the right property to handling all the paperwork, we are here to help every step of the way. Contact us now.