Handover is more than receiving the keys

For many international buyers, particularly those purchasing off-plan, handover may be the first opportunity to inspect the completed property in detail.

By this stage, considerable time may have passed since the original purchase decision. The development has progressed from design and construction through fit-out and completion — and the buyer is now being asked to take possession of the finished property.

A structured handover review can help ensure that this transition is approached with the same level of care as the original investment decision.

1. Start with what you actually purchased

Before focusing on individual defects, buyers should return to the basis of their purchase.

The Sale and Purchase Agreement, relevant plans where available, schedules of finishes, specifications and documented purchaser selections can provide important reference points when considering the completed property.

The objective is not simply to ask whether the unit looks finished.

It is to understand whether what has been delivered is consistent with the relevant agreed and documented information.

Particular attention may be appropriate where there have been changes during development, purchaser modifications, revised layouts or differences between expectations and the completed property.

Where questions concern contractual rights or obligations rather than technical condition, appropriate legal advice should be obtained.

2. Inspect the property before handover

A detailed physical inspection should form an important part of the handover process.

Dubai’s Real Estate Regulatory Agency has stated that owners have the right to inspect their property, or appoint a specialised company or authorised person to do so, before the unit is handed over by the developer.

The inspection should go beyond a quick visual walk-through.

Depending on the property and the agreed scope of inspection, areas to consider may include:

• walls, ceilings, floors and finishes

• doors, windows, glazing and ironmongery

• kitchens, cabinetry and fitted joinery

• sanitary fittings and accessible drainage

• electrical outlets, switches and installed equipment

• air-conditioning and other accessible building services

• balconies, terraces and external elements forming part of the unit

• signs of moisture, leakage, cracking or incomplete workmanship

• general completeness, functionality and quality of execution

The purpose is not to create the longest possible snagging list.

It is to identify relevant defects and incomplete works clearly and objectively.

3. Distinguish cosmetic defects from technical issues

Not every defect carries the same significance.

Minor paint imperfections or adjustment issues are different from indications of water ingress, drainage problems, defective installations or potentially more significant construction defects.

A technically informed inspection therefore considers not only what is visible, but also whether an observation may indicate an underlying issue requiring closer attention.

This distinction helps buyers prioritise observations and communicate them more effectively.

It also reduces the risk of treating every item equally while overlooking issues that may have greater technical significance.

4. Check functionality — not only appearance

A property can appear complete while individual components or systems are not operating correctly.

Where accessible and appropriate within the inspection scope, the handover review should therefore include functional checks rather than relying solely on visual inspection.

Doors and windows should operate as intended. Sanitary fittings should function. Accessible drainage should be reviewed. Installed electrical components and accessible mechanical systems can be checked where reasonably possible.

For more complex properties, the appropriate level of technical review may extend beyond a standard visual snagging inspection.

The scope should be proportionate to the property and the buyer’s requirements.

5. Record defects clearly

Identifying a defect is only the first step.

The quality of the documentation can have a significant influence on what happens afterwards.

Observations should be specific, traceable and understandable to the parties responsible for rectification. Photographs, clear descriptions and precise locations help create a usable record rather than an ambiguous list of comments.

For an international buyer who may leave Dubai shortly after handover, this documentation becomes particularly important.

It establishes what was identified during the inspection and provides a basis for subsequent follow-up.

6. Understand completion and registration

Technical handover and legal registration are related aspects of property completion, but they are not the same process.

Dubai Land Department states that developers are required to register completed projects once the relevant completion certificate has been obtained.

For fully paid units, the property can then be transferred from the Initial Register to the Real Estate Registry, with the relevant Title Deed or Usufruct Certificate issued to the investor.

Buyers should therefore understand the status of their particular property and the documentation associated with completion, registration and ownership.

The precise documents and procedures applicable to an individual transaction may depend on the project, developer, property type, financing arrangements and Sale and Purchase Agreement.

7. Treat handover as a process

Some defects can be rectified quickly. Others require further work, access arrangements or repeated follow-up.

For this reason, the initial inspection is best understood as part of a broader process:

Inspection → Documentation → Rectification → Re-inspection → Close-out

Where relevant issues remain outstanding, buyers should maintain a clear record of their status and subsequent rectification.

This is particularly important for overseas owners who may not be available in Dubai to personally follow the process.

8. Understand defects liability — without oversimplifying it

Buyers should also understand that different protections may apply after handover.

For jointly owned real property, Article 40 of Dubai Law No. 6 of 2019 provides specific developer liabilities.

The law provides for a ten-year period from the date of the project completion certificate in relation to defects in structural parts of the jointly owned real property.

It also provides for a one-year period from handover of the unit for repairing or replacing certain defective installations in the jointly owned real property, including mechanical and electrical works, sanitary and sewerage installations and similar installations.

These provisions should not be simplified into the assumption that every defect in every property automatically benefits from a general “one-year warranty”.

The nature of the defect, the property, applicable legislation and contractual provisions may all be relevant.

Where legal or contractual rights are in question, appropriate legal advice should be obtained.

9. International buyers may benefit from representation on the ground

Distance adds another layer of complexity.

An international buyer may not be present during construction, may have limited opportunity to inspect the property and may leave Dubai soon after handover.

Independent technical representation can therefore extend beyond the inspection itself.

A technical representative can help review the property, document relevant issues and follow up technically on identified rectification items from the buyer’s perspective.

The objective is not to create conflict with the developer.

It is to provide the buyer with an informed, independent technical counterpart during one of the most important stages of the property acquisition.

A controlled transition from development to ownership

A successful handover is not defined by the number of defects found.

It is defined by whether the buyer understands what has been delivered, whether relevant issues have been identified and documented, and whether there is a clear process for addressing outstanding technical matters.

For international purchasers, this becomes particularly important because the property may represent both a substantial investment and an asset being owned from thousands of kilometres away.

A structured technical approach helps turn handover from a single appointment into a controlled transition from development to ownership.

Sources & Regulatory References

Dubai Land Department / Real Estate Regulatory Agency (RERA) — Circular No. 2 of 2021. Owners’ right to inspect the property or appoint a specialised company or authorised person before handover.

Dubai Land Department — Frequently Asked Questions. Registration of completed projects and transfer of fully paid units from the Initial Register to the Real Estate Registry.

Government of Dubai — Dubai Legislation — Law No. 6 of 2019 Concerning Ownership of Jointly Owned Real Property in the Emirate of Dubai. Article 40 — Liability of Developers.