Apartment handover in Dubai: inspection and receiving the keys

Preparing for apartment handover

Snagging is an inspection that records observations about the property's condition and what has been provided. It helps compare the apartment with the agreed documents; ownership registration and payments are considered separately. Our brokers can help coordinate handover questions and communication between the parties.

The contract, floor plan, finish specification and equipment are needed for the inspection. Access, operation of building services and the involvement of a specialist are arranged in advance. If water or electricity is not connected, the record identifies the tests that could not be carried out.

Inspecting the rooms in sequence

Working from the entrance through every room helps cover the apartment in a single checklist. What has been provided is compared with the contract and specification, rather than the interior of a show apartment. The buyer or an agreed specialist records the inspection results.

• Doors and windows: opening, closing, seals and fittings.
• Walls, ceilings and floors: damage, signs of moisture and the quality of junctions between surfaces.
• Plumbing: visible connections and the operation of fixtures and drains when water is available.
• Electrical systems and air conditioning: available operating modes, controls and equipment documentation.
• Balcony, parking space and storage room: conformity with the agreed provisions and access arrangements.

Recording observations clearly

Each observation includes a reference number, room, exact location, description and photograph. A note such as ‘chip on the lower edge of the bedroom door, photo 12’ is more useful for a follow-up inspection than a general assessment of the finishes.

A confirmed defect and a question for a specialist are recorded separately. Specialists carry out tests and dismantle equipment under an agreed procedure; the list is submitted through the designated channel with confirmation of receipt.

The observation record and inspection result

Each line of the working checklist corresponds to one observation or a test that was not carried out. The fields below help link the initial observation to the follow-up visit and preserve the sequence of actions.

Example: ‘No. 12; bedroom 1, lower edge of the door; chipped finish; photo 12 taken on the inspection date; submitted through the agreed channel, confirmation retained; follow-up inspection — rectified / not rectified.’ The rectification status reflects the actual follow-up inspection.

• Reference number, room and exact location.
• What was compared with the contract, floor plan or specification.
• Observation, inspection date and photo or video reference number.
• What could not be checked: no water, electricity or access, or a specialist is required.
• Who received the observation, how it was sent and confirmation of receipt.
• Follow-up inspection date and actual result under the same reference number.

Testing when systems are connected

The visual inspection of plumbing, electrical systems or air conditioning is supplemented by checking how they work. If a test was not carried out, the record states why: for example, ‘water not connected — shower drain not tested’. Access and a repeat test are arranged with the person responsible for handover.

A test that was not carried out and a confirmed defect require different follow-up actions. The result of the follow-up inspection is entered in the same record, retaining the original entry.

Agreeing on rectification

A responsible person, access and a follow-up inspection are agreed for rectification. The results are linked to the original list and identify resolved and outstanding items; a written log preserves the agreed actions.

The handover document, payments, warranties and rectification deadlines are governed by the contract and the rules applicable to the particular project. Our brokers can help coordinate questions and communication with the relevant parties.

Keys and the owner's document pack

Handover includes the agreed keys, access cards, instructions, management contact details and information about utility connections. Meter readings, where applicable, and the condition of the apartment are recorded at handover.

The transaction documents, handover document, observations, confirmation of rectification and operating information form the owner's document pack. It will be useful for maintenance, insurance and handing the property over to a manager.