You’ve spent hours meticulously checking every tap, socket, and tile. Your snagging list is complete, a comprehensive document of every little flaw in your new Dubai home. So, what happens next? The real work begins.
The completion of your snagging list triggers the formal process of getting every item fixed by the developer before you finally accept the keys and move in.
Congratulations! That detailed snagging list you’ve just finished is your most powerful tool. It’s your official punch list, your negotiating charter, and your ticket to a home that’s truly ready for you.
But let’s be honest, the process in Dubai can feel a bit like a black box. You’ve handed over this critical document, and now… silence. You’re left wondering:
“Is my developer actually working on this? How long will it take? What if they refuse to fix something?”
Take a deep breath. Having guided hundreds of buyers through this exact phase, I can tell you that knowing what to expect and how to manage the next steps transforms a stressful waiting game into a controlled, predictable process. This guide will walk you through exactly what happens after the snagging list is done, equipping you with the knowledge to ensure a smooth and successful conclusion.
The Immediate Next Steps: Setting the Stage for Success
The first 48 hours after completing your list are crucial. Don’t just email the list and hope for the best. Proactive communication now sets the tone for everything that follows.
1. Formal Submission is Key
Don’t rely on a casual WhatsApp message to the sales agent. You need to submit your snagging list officially.
This means sending it via email to the official handover department or customer care team, whose contact details should be in your handover invitation. Always request a “read receipt” and a formal acknowledgment email stating they have received your list and will process it.
This creates a paper trail and establishes an official start date for the repair period.
2. Clarify the Communication Channel
In your submission email, politely ask:
“Could you please confirm the best point of contact and an expected timeline for an update on the repairs?”
This prevents you from being passed from one person to another and establishes a direct line of communication.
3. Organize Your List for Clarity
A developer is more likely to prioritize a clear, professional list. If you used a professional Dubai property snagging service, their report will already be formatted this way.
If it’s your own, group items by category (e.g., Electrical, Plumbing, Carpentry, Tiling). Use clear photos and videos, embedded in the document with concise descriptions. The easier it is for them to understand the issue, the faster it will be addressed.
The Waiting Game: What to Expect Realistically
Once submitted, the clock starts ticking. But how long does it actually take?
The Official vs. The Real-World Timeline
Your Sales Purchase Agreement (SPA) might mention a timeframe, often 30 to 90 days, for defect rectification.
In reality, the timeline depends heavily on the developer’s reputation and the complexity of your snags. A major developer like Emaar might be swifter and more organized than a smaller one.
Simple cosmetic fixes can happen in a week, while issues requiring specialized parts or tradespeople can take longer.
Prioritization is Inevitable
Developers don’t work through lists in random order; they prioritize.
Critical issues that affect livability or safety, like major water leaks, electrical faults, or broken AC during a Dubai summer, are typically addressed first.
Cosmetic issues such as paint touch-ups or minor grouting might be scheduled for a later batch. Don’t be alarmed if a small team shows up to fix only a few items; this is standard practice.
The Re-Inspection: The Moment of Truth
After a few weeks, you’ll be invited for a re-inspection. This is your opportunity to verify that every single item on your list has been addressed to your satisfaction.
Don’t Go Empty-Handed
Bring your original snagging list, with a column for “Status” or “Notes.”
As you walk through the property, check off each item as Fixed, Partially Fixed, or Not Fixed.
Take new photos and videos as evidence.
Be Present and Assertive (But Polite)
Your presence is non-negotiable. It’s much harder for a site engineer to say “it’s done” when you can physically point to an unresolved issue.
If something isn’t fixed correctly, for example, a door they’ve “repaired” still sticks, point it out calmly:
“I see you’ve worked on this, thank you. However, it’s still not closing smoothly. Can you please have the carpenter re-adjust it?”
Identify “New Snags”
Sometimes, during repairs, new snags can be created. A painter might get paint on a light switch, or a technician might scratch a floor tile. Note these immediately as new items to be added to the list.
This is also the stage where hidden issues can surface.
If you notice musty smells or water damage that weren’t there before, consider professional mold detection services Dubai to rule out any serious underlying problems that the developer’s cosmetic repair might have missed.
What If They Refuse to Fix Something? Your Escalation Path
This is the scenario every buyer fears: you point out a legitimate snag, and the developer’s representative dismisses it, saying, “This is within industry standards” or “This is not a defect.”
Don’t panic; you have a clear path forward.
1. Remain Calm and Factual
Reiterate the issue, referring to your SPA and Dubai building codes.
For example, a large crack in a structural wall is unequivocally a defect, not a “settlement crack.”
2. Formal Escalation Within the Company
If the site engineer is uncooperative, formally escalate the issue in writing to the Head of the Handover Department or Customer Service Manager.
Attach your original list, photos, and a clear description of the unresolved items.
3. The Power of RERA
The Real Estate Regulatory Agency (RERA) is your ultimate ally.
If the developer remains unresponsive, file a formal complaint through the RERA website or the Dubai REST app.
RERA has a well-established dispute resolution process and overwhelmingly sides with homeowners when there are clear, documented defects.
The mere mention of involving RERA often motivates a reluctant developer into action.
This is why the initial pre handover inspection is so critical. A robust, professionally documented list from the very start makes it incredibly difficult for a developer to refute legitimate claims later on.
Final Handover: Crossing the Finish Line
Once all snags are signed off, you’ll be invited for the final handover, the moment you get the keys and the property officially becomes yours.
Do One Final Walkthrough
Even though the snags are fixed, do a quick final walkthrough.
Ensure everything is clean and that no damage occurred during the repair process.
Settle Service Charges
You’ll likely need to pay any outstanding service charges for the year (or quarter) before you can receive the keys.
Collect All Documents
Make sure to collect all keys, access cards, parking permits, and copies of all warranties for appliances and building systems.
This final step is the culmination of your entire property inspection Dubai journey, from the first viewing to now holding the keys to a home you can be confident in.
Conclusion: From Anxious Waiting to Empowered Homeowner
The period after submitting your snagging list doesn’t have to be filled with anxiety.
By understanding the process, communicating professionally, documenting everything, and knowing your rights, you shift from a passive observer to an empowered project manager.
You’ve invested significantly in your Dubai property. Seeing the snagging process through to its proper conclusion is the final, crucial step in protecting that investment.
It ensures that the home you dreamed of is the home you actually get to live in, free from the frustration of unresolved issues.
For those considering a purchase, this entire process underscores the value of independent building inspections UAE wide, as a proactive measure to ensure quality and transparency from the very beginning.
Frequently Asked Questions (FAQ)
1. How long does a developer legally have to fix snags in Dubai?
There’s no single law stating a universal timeframe. The timeline is typically outlined in your Sales Purchase Agreement (SPA), which commonly references 30 to 90 days. However, this can vary, so checking your specific contract is essential.
2. Can I refuse to take possession of the property until all snags are fixed?
Absolutely, and in many cases, you should.
This is your strongest leverage. You have the right to a property that is free of defects at the time of handover.
By refusing to complete final paperwork and key collection until major issues are resolved, you compel the developer to act.
3. What if the developer only fixes some snags and ignores others?
This is common. During the re-inspection, create a new, updated list identifying all remaining and partially fixed items.
Submit this formally and set a clear expectation for the next visit. If they continue to ignore certain items, escalate to a department head and, if needed, RERA.
4. Is it worth hiring a professional for the re-inspection?
While not always necessary for simple snags, it can be highly beneficial for complex issues or if you feel your concerns are being dismissed.
A professional inspector can provide an authoritative, third-party assessment that carries significant weight with the developer, often speeding up resolution of contentious items.
Source : https://gtainspectors.blogspot.com/2025/11/your-snagging-list-is-done-what-happens.html