The last few weeks of a Dubai construction or renovation project decide whether you move in on time or wait months for a certificate. By then the building looks finished. What is left is proving to the authorities that it was built as approved, and proving to yourself that it was built well.
Those are two different checks. Snagging finds defects in quality and workmanship. Authority inspections confirm compliance with the approved drawings and safety systems. This guide explains snagging before handover and how to run it alongside the authority inspections, so the defects you care about are fixed and the completion certificate isn't held up by something that could have been caught earlier.
If you want the authority side handled, our Dubai Municipality approval services cover completion as well as permits.
The short answer
Before handover, run a snagging inspection to list defects in finishes, fixtures, MEP and external works, and have the contractor close them. Alongside it, prepare for the authority inspections that lead to the completion certificate: Civil Defence for fire and life safety, DEWA for the electrical installation and as-built approval, and the building authority's final inspection against the approved drawings. Do the snagging first. Many snags, such as a missing fire seal, a mislabelled board or an unapproved change, also fail authority inspections.
Snagging and authority inspections are not the same thing
It helps to be clear about who is checking what:
- Snagging is your inspection, or your consultant's, of quality and completeness: cracked tiles, poor paint, doors that don't close, leaks, noisy fans, missing items. It protects your investment and your contract.
- Authority inspections check that the works comply with the approved design and with safety and utility requirements. They lead to the approvals you need to occupy and connect the building.
A building can pass authority inspections and still be full of snags. It can also be beautifully finished and fail an inspection because a fire damper is missing. You need both.
When to snag
Snag in stages rather than once at the end:
- Before closing up. Inspect MEP services, waterproofing and fire stopping before ceilings and walls are closed. Problems found later mean opening up finished work.
- At practical completion. A full snagging inspection when the contractor says the works are finished.
- Re-inspection. Check that every snag has been closed before you sign the handover.
- During the defects liability period. Record defects that appear after you move in, and notify the contractor within the period set by your contract.
What a snagging inspection should cover
Building fabric and finishes
- Walls, ceilings and floors: cracks, levels, tile lippage, hollow tiles, paint quality.
- Doors and windows: alignment, operation, seals, locks and glazing.
- Joinery, kitchens and wardrobes: fixing, alignment and finish.
- Wet areas: falls to drains, sealant, grout and signs of leaks.
MEP systems
- Electrical: sockets, switches, lighting, distribution board labelling and earthing.
- Air conditioning: cooling performance, noise, condensate drainage and controls.
- Plumbing: water pressure, hot water, leaks and drainage.
- Ventilation and extraction in kitchens and bathrooms.
Fire and life safety
- Smoke detectors, alarms and sprinklers in the approved positions.
- Fire doors that self-close and latch, with intact seals.
- Fire stopping around services passing through walls and slabs.
- Emergency lighting and exit signage working.
External works
- Boundary walls, paving and drainage.
- Pools, if any: finishes, equipment and safety measures. Our guide to Trakhees swimming pool requirements covers pools in Trakhees areas.
- Roof: waterproofing, drainage and access.
The authority inspections before completion
Civil Defence
Civil Defence inspects fire and life safety systems against the approved drawings: alarms, sprinklers, extinguishers, exits, emergency lighting and, where relevant, smoke management and kitchen suppression. A failed inspection comes back with a list of items to close. Our guide to DCD inspection and completion certificates explains the process.
DEWA
DEWA inspects the electrical installation before connection, and for new buildings it needs the as-built position confirmed before the completion certificate. Our guide to DEWA completion certificate and as-built approval covers that stage.
The building authority's final inspection
Dubai Municipality, or the authority for your area, carries out the final inspection against the approved drawings before issuing the completion certificate. This is where unapproved changes surface: an extra window, a moved wall or a different layout. Our guide to villa building permits and completion certificates explains what is checked for villas.
How snagging protects your completion certificate
A well-run snagging inspection catches many issues that would otherwise fail an authority inspection:
- Fire stopping gaps around pipes and cables.
- Fire doors that don't close or have damaged seals.
- Detectors or sprinklers blocked by later ceiling or joinery changes.
- Distribution boards that aren't labelled to match the drawings.
- Changes made on site that differ from the approved drawings.
Asking your snagging inspector to check the works against the approved drawings, not only for quality, turns one inspection into protection for both.
A practical handover sequence
- Contractor declares practical completion.
- Snagging inspection, with a written, photographed snag list.
- Contractor closes snags, prioritising anything that affects safety systems or compliance.
- Authority inspections: Civil Defence, DEWA and the building authority, as applicable.
- Close inspection comments and re-inspect where required.
- Completion certificate issued by the building authority.
- Handover: keys, manuals, warranties, as-built drawings and approvals, with remaining minor snags listed for the defects period.
Do not sign handover documents that accept the works "as is" while major snags remain open. Keep retention or a final payment linked to closing the snag list, as your contract allows.
Who should carry out the snagging
You have three realistic options:
- Your supervising consultant. Best placed to compare the works against the approved drawings, and already familiar with the project.
- An independent snagging company. Brings fresh eyes and specialist tools such as moisture meters and thermal cameras.
- The owner. Fine for obvious finishing defects, but likely to miss MEP, fire stopping and compliance issues.
On larger projects, a combination works well: the consultant for compliance and MEP, a snagging specialist for finishes and hidden defects.
Snagging a renovation versus a new build
Renovations need extra care at the boundary between old and new work. Check where new services connect to old ones, where new finishes meet existing ones, and whether demolition disturbed waterproofing, fire stopping or structure. Make sure the renovation's approved drawings, not the original building's, are what the final inspection will check against. Our villa renovation process guide covers the approvals for renovation work.
Recording snags so they actually get fixed
A snag list is only useful if the contractor can act on it and you can check it. For each item, record the location, a clear description, a photo, the responsible trade and a target date. Group items by area so trades can work through them efficiently. Re-inspect against the same list and mark items closed only when you have seen them fixed.
What to collect at handover
- The completion certificate and the approvals from Civil Defence and DEWA.
- As-built drawings for architecture, structure and MEP.
- Operation and maintenance manuals and equipment warranties.
- Test certificates for fire systems, electrical installation and water.
- The final snag list, signed, with dates for any items still open.
These documents matter long after handover: for maintenance, future renovations and when you sell. Missing as-built drawings are one of the most common causes of delay on later projects.
Frequently asked questions
Is snagging required by law in Dubai?
Snagging is not an authority approval. It is a quality inspection that protects you under your contract. The authority inspections are separate and required.
Should I snag before or after the completion certificate?
Before. Many snags affect fire safety or compliance with approved drawings, and fixing them first avoids failed authority inspections.
Who carries out the final inspection for a completion certificate?
The building authority for your area, such as Dubai Municipality on the mainland, with Civil Defence and DEWA inspections for their systems.
What happens if the built works differ from the approved drawings?
The final inspection may fail. The difference has to be corrected or approved as a modification, with updated drawings, before the certificate is issued.
What is the defects liability period?
It is the period in your contract during which the contractor must fix defects that appear after handover. Check its length and the notice process in your contract.
How long should snagging take?
The inspection itself usually takes from a few hours for an apartment to a day or more for a large villa or commercial unit. Closing the snags takes longer and depends on the contractor. Build time for at least one re-inspection into your handover date.
Can I move in before snags are fixed?
You may be able to move in once the completion certificate and utilities are in place, with minor snags listed for the defects period. Don't move in before the authority approvals are complete.
Who pays to fix snags?
Under most construction contracts, the contractor fixes defects in their own work at their own cost. Check your contract, and keep retention or the final payment linked to closing the snag list where the contract allows.
Finishing a project?
If you're nearing handover and want the completion approvals managed, send us your project details and current status. We will confirm which inspections remain and what each needs. You can contact our team here.
