Defects After Handover in Dubai: What Owners Check and Who Is Responsible

The Short Answer

Snagging vs Defects: What Is the Difference?

What to Look For in Your SPA

Responsibility Under UAE Law

Common Post-Handover Problems

How to Build a Record That Helps You

If the Developer Does Not Respond

Before You Buy: Questions That Pay Off Later

Talk to Banke

Dubai Property Insights · Owner Guide Defects After Handover in Dubai: What Owners Check and Who Is Responsible When you collect the keys to a new Dubai home, the defects you can see are only part of the picture. Some problems appear weeks or months later, and what you can claim depends on your contract, the developer's defects period and the rules that apply to

building work. This Banke UAE guide explains the difference between snagging and later defects, what to look for in your Sale and Purchase Agreement (SPA), and how to keep a record that protects you if you need to raise a claim. The Short Answer Defects that show up after handover are usually dealt with under the defects or maintenance period written into your SPA, and

separately under the general rules on building liability in UAE law. The length of the period, what it covers and how you report a problem are set by your contract, so read those clauses before you rely on any assumption. If you are unsure, ask the developer for the clause in writing and take legal advice. Snagging at handover and defect claims afterwards are different

steps. We cover the first in our guide to Banke guide: snagging inspections in Dubai . This article is about what comes next. Snagging vs Defects: What Is the Difference? Snagging means cosmetic or finishing faults you can see at handover: paint marks, misaligned doors, scratched fittings, tiles that are not level. Defects are faults in how the unit was built or fitted that may

take time to show: leaks, cracks, air-conditioning or plumbing problems, damp, faulty waterproofing. Structural issues are the most serious category. They concern the building itself, not the finish of your unit, and they are handled differently from routine repairs. What to Look For in Your SPA Your SPA and any handover documents are the first place to look. Find and mark these points: The defects

liability period or maintenance period: how long it runs and from what date. What is covered and what is excluded, for example fittings, appliances, common areas or damage caused by misuse. How you must report a defect: a portal, an email address, a form, and any deadline for doing so. Who carries out repairs, and whether the developer sets a response time . Whether warranties

from manufacturers (for appliances or air-conditioning) pass to you separately. If the SPA is silent on any of these, ask. A developer's answer in writing is worth much more than a verbal assurance from a sales representative. Responsibility Under UAE Law Beyond the contract, UAE law contains general provisions that make contractors and designers responsible for serious defects in buildings for a set number of

years. These are aimed mainly at structural failures, not at ordinary wear or cosmetic faults. We do not set out the detail here because the exact wording and its application to your building are for a lawyer to confirm. The practical point for an owner is that structural concerns should be raised formally and in writing, early, and with expert evidence. Common Post-Handover Problems Water

stains or leaks on ceilings and walls after the first heavy rain or after a neighbour's plumbing fault. Air-conditioning that cools unevenly, drips or is noisy. Cracks in plaster or tiles, and doors or windows that stop closing properly. Moisture and mould in bathrooms or behind built-in cabinets. Balcony or window seals that let in water or dust. Not every fault is a developer defect.

A leak may come from another unit, from a common pipe or from your own fitting. The management company or owners association can help identify the source. See our guide on Banke guide: owners associations and service charge disputes if the problem sits in common areas. How to Build a Record That Helps You Photograph and date every problem the day you see it, with

a wide shot and a close-up. Report in writing using the channel the SPA names, and keep the confirmation or ticket number. Keep a log of every call and visit: date, name, what was agreed. Get a written opinion from a qualified inspector or engineer for anything beyond a simple repair. Keep the handover snag list and any signed completion documents together with the SPA.

If the Developer Does Not Respond Escalate in steps. First write a formal reminder that cites the SPA clause and the earlier report. Then use the developer's complaints process if it has one. Beyond that, a property lawyer can advise on whether to approach the Real Estate Regulatory Agency (RERA) or the courts. Our guide on Banke guide: where to take a broker or developer