Direct answer
What should you inspect before accepting a new Dubai apartment?
Before acceptance and key collection, match the apartment to the signed specification, test water, drainage, electricity, cooling, doors, windows and included appliances, verify keys and meters, and record every defect with a location, dated photo and written remedy. A completion notice is not evidence that the individual unit is defect-free.
Official sources: Project Status Enquiry · Law No. 6 of 2019 on Jointly Owned Real PropertyWritten by Arjun Mehta, Property Investment Analyst, Property Stellar. Reviewed by Omar Al Mansouri, Dubai Real Estate Investment Consultant · UAE Real Estate Market Specialist. Updated 15 September 2026. Read our editorial policy and research methodology.
Reviewed by Omar Al Mansouri · Dubai sources checked 15 September 2026
Bring the SPA, approved specification, floor plan, payment statement and any developer handover instructions. Where your contract and appointment rules permit, inspect before signing an unconditional acceptance or confirming that listed defects have been resolved.
This checklist separates a visible inspection from specialist testing. Do not open panels, energize unsafe circuits or certify fire, gas, structural or building systems unless a qualified professional is responsible for that work.
Before the appointment: verify the unit and the process
| Evidence | What to match | Why it matters |
|---|---|---|
| SPA and approved specification | Unit, layout, finishes, appliances and valid variations | Defines what was promised |
| Oqood/provisional record or title evidence | Buyer, unit and registration details | Confirms the record being handed over |
| Project status/completion information | Exact project, developer and status | Separates project-level status from unit condition |
| Developer statement | Payments, administrative items and handover conditions | Identifies unresolved account issues |
| Appointment rules | Access, test permissions and defect-submission method | Ensures evidence reaches the correct channel |
DLD's Project Status Enquiry is an official starting point for project status, completion, developer, management and escrow details. Use the exact project record; do not treat it as a substitute for inspecting the unit.
Official source: Project Status EnquiryCreate one defect log before you start
| Field | Example format | Purpose |
|---|---|---|
| Defect ID | K-01 | Keeps photographs and replies tied to one item |
| Location/item | Kitchen / sink cabinet | Makes the defect findable |
| Observation | Visible leak after drain test | Records what was observed without guessing the cause |
| Evidence | Photo/video filename and time | Creates a dated audit trail |
| Priority | Safety / water / functional / finish | Helps triage; it is not an engineering diagnosis |
| Developer response | Accepted, disputed or inspection required | Preserves the written position |
| Target and status | Date / open / retest / closed | Prevents verbal closure of unresolved work |
Photograph the room label or a wide view before close-ups. Describe the symptom—such as “door catches frame”—rather than declaring an unverified cause. Retest the exact item after repair and keep the original evidence.
Room-by-room apartment handover checklist
| Area | Inspect or test | Evidence to record |
|---|---|---|
| Walls, ceilings and floors | Cracks, damp signs, stains, uneven finishes, damaged or hollow-sounding tiles | Room, exact position, scale and photograph |
| Doors and windows | Alignment, locks, seals, handles, glass, opening and closing | Each failed opening, gap or damaged component |
| Water and drainage | Run taps and showers; flush toilets; inspect traps, cabinets and drains for leaks or slow flow | Fixture, test duration, symptom and photo/video |
| Electrical | Visible fittings, sockets, switches, lights, intercom and distribution labels | Non-working point; qualified follow-up for safety or load questions |
| Cooling and ventilation | Thermostat response, airflow, unusual noise, condensate signs and extract fans | Room, setting, observed response and time |
| Kitchen | Cabinetry, surfaces, sink, sealant and every included appliance | Make, model, serial, condition and test result |
| Bathrooms | Fixtures, sealant, drainage, falls, extract, mirrors and accessories | Leak, ponding, loose item or finish defect |
| Balcony | Door seal, drainage, surface finish and visible railing condition | Do not load-test; record visible concern for specialist review |
| Access and allocated areas | Keys, cards, parking, storage, mailbox and route to the unit | Quantity, identifier and access failure |
| Meters | Electricity, water and cooling meter identifiers/readings where applicable | Dated photograph and handover reading |
Do not close the inspection with an ambiguous signature
- Read the acceptance, possession and defect wording before signing.
- Attach or reference the complete defect log and retain a submitted copy or receipt.
- Separate keys received from defects accepted as resolved where the documents allow that distinction.
- Obtain every promised repair, responsibility and target date in writing.
- Escalate safety, water ingress, structural movement, gas or major system concerns to an appropriately qualified professional.
- Retest repaired work and mark it closed only after the observed defect is no longer present.
Collect the handover evidence pack
| Category | Evidence to request |
|---|---|
| Possession | Handover/possession record, dated keys and access-card receipt |
| Registration | Oqood/provisional-registration or title-related documents applicable to the unit |
| Specifications | Approved finishes, appliance inventory and accepted variations |
| Operation | Appliance and system manuals, emergency contacts and building rules |
| Warranty | Developer defect channel, manufacturer warranties, terms and start dates |
| Utilities | Meter identifiers/readings and activation instructions |
| Recurring costs | Applicable service-charge information and statement of account |
| Inspection | Submitted defect log, acknowledgement, replies and retest record |
For a ready unit, DLD provides Title Deed Verification and Property Status Enquiry services. DLD's Service Charge Index is the official starting point for RERA-approved jointly owned property service charges by project, use and year.
Official sources: Verify Title Deed · Property Status Enquiry · Service Charge IndexKnow the statutory warranty periods—but report defects immediately
Article 40 of Dubai Law No. 6 of 2019 makes a developer liable for ten years from the completion certificate for structural defects in jointly owned property and liable for one year from handover for repair or replacement of defective mechanical, electrical, sanitary and sewerage installations. If an owner refuses to take possession, the provision says the one-year period starts from the completion certificate.
Official source: Law No. 6 of 2019 on Jointly Owned Real PropertyThese periods are not a reason to delay reporting. They also do not mean every cosmetic defect, appliance issue or contractual variance has the same legal treatment. Report promptly through the developer's documented channel and obtain qualified advice for a dispute.
Frequently asked questions
Should I inspect an apartment before collecting the keys?
Inspect as early as the contract and developer process permit. If keys and inspection occur together, document whether your signature confirms receipt, possession, condition or defect closure and attach the outstanding defect log where permitted.
Is a completion certificate proof that my unit has no defects?
No. Project or building completion and the observed condition of an individual apartment answer different questions. Check the official project status and inspect the exact unit.
What is the difference between snagging and handover?
Snagging is the inspection and recording of defects or incomplete work. Handover is the wider possession, documents, account, access, keys and unit-delivery process.
How should I photograph a handover defect?
Use a wide photo to identify the room, a close photo or video to show the symptom, a scale where useful, and a filename tied to the defect ID. Preserve the original date and retest evidence.
What warranty applies after handover in Dubai?
For jointly owned property, Article 40 of Law No. 6 of 2019 provides ten-year developer liability for structural defects from the completion certificate and one-year liability for specified defective installations from handover, subject to the provision's terms. Contractual or manufacturer warranties may separately apply.
Official source: Law No. 6 of 2019 on Jointly Owned Real PropertyPrimary-source register
Official pages used for this review
Continue with the right guide
Important: This is a practical visible-inspection guide, not a structural, electrical, fire, gas or legal certification. The contract, official record and qualified professional findings control the property-specific position.
Prepare before the appointment
Use the checklist on the exact apartment
Keep the signed specification beside the room-by-room record, and do not mark an item resolved until you have retested it.