RERA Certification & Property Snagging in Dubai: What Buyers Must Verify Before Handover
Buying property in Dubai is an exciting milestone—but the period just before handover is also where many buyers unknowingly accept costly defects. With tight construction timelines, multiple subcontractors, and pressure to complete handovers quickly, issues often remain hidden beneath fresh paint and polished finishes.
This is where RERA certification and professional property snagging become critical.
Understanding how Real Estate Regulatory Agency (RERA) fits into Dubai’s real estate ecosystem—and what buyers must personally verify before accepting keys—can mean the difference between a smooth move-in and years of avoidable repairs, disputes, and financial loss.
This guide explains what RERA certification really means, how it relates to property snagging, and the exact checks buyers should never skip before handover.
Understanding RERA’s Role in Dubai Property Transactions
RERA operates under the Dubai Land Department and regulates developers, brokers, escrow accounts, and project compliance. Its purpose is to protect buyers, standardize practices, and ensure accountability across the real estate market.
However, an important misconception exists:
RERA regulates the system — not the finishing quality of your individual unit.
While RERA enforces:
Project registration
Approved drawings and permits
Developer obligations
Escrow account compliance
…it does not inspect every apartment, villa, or townhouse for construction defects before handover.
That responsibility ultimately falls on the buyer.
What “RERA Compliance” Does — and Does NOT — Guarantee
Many buyers assume that a RERA-registered project means the unit is defect-free. In reality:
✔ What RERA Compliance Covers
Developer legitimacy
Legal project registration
Approved master plans
Escrow account usage
General regulatory compliance
✖ What RERA Compliance Does NOT Cover
Poor workmanship inside your unit
Installation defects
Hidden water leaks
Incorrect slopes and drainage
AC performance issues
Tile hollowness
Electrical safety faults
This gap is exactly why independent property snagging exists.
What Is Property Snagging in Dubai?
Property snagging is a detailed technical inspection carried out before handover to identify:
Visible defects
Hidden construction issues
Installation errors
Performance failures
Safety non-compliance
A professional snagging inspection results in a documented snag list that the developer must rectify before final acceptance.
Once you sign the handover or move in, your leverage reduces significantly—even during the DLP period.
Why RERA Certification Still Matters in Snagging
Although RERA does not perform snagging inspections, its standards define the benchmark against which defects are assessed.
A competent snagging company evaluates your property based on:
RERA-approved drawings
Dubai Municipality building codes
Civil Defense requirements
DEWA safety standards
Industry best practices
This alignment ensures that defects are not based on opinion—but on regulatory and technical non-compliance.
Critical Verifications Buyers Must Complete Before Handover
1. Confirm Project Registration & Legal Status
Before focusing on finishes, verify:
Project is registered with RERA
Unit details match the Sale & Purchase Agreement (SPA)
Approved layout matches delivered layout
Parking, storage, and balcony areas are correct
Even minor discrepancies should be flagged early.
2. Validate Approved Drawings vs As-Built Condition
Many defects only become clear when as-built conditions differ from approved drawings.
Inspect for:
Reduced ceiling heights
Modified bathroom layouts
Relocated AC diffusers
Missing access panels
Altered balcony slopes
These deviations often violate approvals and must be corrected before acceptance.
3. Structural & Civil Finishing Checks
Structural defects may not always mean cracks—but finishing failures often indicate deeper problems.
Key checks include:
Wall cracks (settlement vs finishing cracks)
Uneven plastering
Hollow tiles (floors & walls)
Improper tile alignment
Poor skirting finishing
Unchecked early, these issues worsen after occupancy.
4. Waterproofing & Moisture Risk Assessment
Dubai’s recent rain events have exposed a major issue: waterproofing shortcuts.
Buyers must inspect:
Bathrooms (under tiles & around drains)
Balconies and terraces
Roof slabs (for villas and top floors)
Window sealants
AC condensate drainage
Early moisture detection prevents mold, ceiling collapse, and insurance disputes later.
5. Mechanical, Electrical & Plumbing (MEP) Verification
MEP defects are the most expensive to fix post-handover.
Snagging must include:
Water pressure testing
Hot & cold line identification
Drainage slope verification
Electrical load balance
Socket earthing
AC cooling performance
Thermostat calibration
MEP issues rarely appear in show units—but surface quickly after move-in.
6. Fire & Life Safety Compliance
Even residential units must comply with fire safety standards.
Check for:
Smoke detector placement and function
Fire-rated doors where applicable
Emergency lighting
Proper fire stopping around service penetrations
Non-compliance here is not just a defect—it’s a legal risk.
7. Doors, Windows & Joinery Performance
Poor joinery is one of the most common complaints after handover.
Inspect:
Door alignment and closure
Lock and handle operation
Window sealing and movement
Balcony door water tightness
Cabinet hinges and soft-close systems
These are high-use elements—minor issues quickly escalate.
8. External Areas, Balconies & Common Interfaces
Even if common areas are managed by the developer, interfaces matter.
Inspect:
Balcony drainage slope
Railing stability
Waterproofing termination points
Expansion joints
Facade sealants around windows
Many internal leaks originate from external defects.
Timing: When Should Snagging Be Done?
The best time is:
After construction completion
Before signing handover documents
Before final payment release
Snagging after moving in reduces leverage and complicates liability.
Developer Rectification & Re-Inspection
A professional snagging process includes:
Initial inspection
Detailed snag report
Developer rectification period
Re-inspection (de-snagging)
Final clearance
This structured approach ensures issues are genuinely resolved—not cosmetically hidden.
The Risk of Skipping Snagging
Buyers who skip professional snagging often face:
Repair costs post-handover
Disputes with developers
Insurance claim rejections
Repeated maintenance issues
Reduced resale value
In contrast, snagging is a one-time investment that protects long-term value.
RERA, DLP & Buyer Responsibility
The Defects Liability Period (DLP) exists—but it is not a replacement for snagging.
During DLP:
Developer decides responsibility
Proof is required
Disputes take time
Temporary fixes are common
Snagging before handover avoids these complications altogether.
Why Independent Snagging Matters More Than Ever
Dubai’s property market is growing rapidly, with:
Faster build cycles
Multiple subcontractors
High investor turnover
Tight delivery deadlines
Independent snagging provides:
Neutral assessment
Documentation-backed claims
Regulatory alignment
Buyer protection
It is no longer optional—it is essential.
Final Thoughts: Smart Buyers Verify, Not Assume
RERA certification ensures market regulation, but unit-level quality is the buyer’s responsibility.
Before accepting keys:
Verify approvals
Inspect thoroughly
Document everything
Insist on rectification
Professional property snagging bridges the gap between regulation and reality—ensuring that what you buy is what you were promised, not just what looks good on handover day.
