Finding faults in a brand-new apartment is frustrating — but knowing how to report property defects after handover turns that frustration into a fix. In Dubai, the law is on your side: developers remain responsible for defects for a defined period after handover, and there is a formal process for making them act.
This guide explains the defects liability period, the exact steps for reporting problems to your developer, what to do when they ignore you, and how the rules differ between finishing defects and structural ones. It focuses on off-plan purchases in Dubai, with notes for other emirates.
Quick Answer
Report property defects in writing to your developer’s after-sales or snagging team as soon as you spot them — include your unit number, photos, dates, and a clear description of each issue. In Dubai, developers must fix finishing and installation defects for one year from handover, and structural defects for ten years from the completion certificate (Law No. 6 of 2019, Article 40). Keep copies of everything; if the developer doesn’t respond, escalate with a formal complaint to the Dubai Land Department.
How to Report Property Defects After Handover: Step by Step
Step 1 — Document everything before you report
Go through the unit room by room in daylight. Photograph and video every defect: cracked tiles, peeling paint, leaking taps, doors that don’t close, AC vents blowing weakly, scratches on glass. For each item, note the room, the exact location, the date you found it, and a one-line description. A numbered list with photos is far more effective than a vague “there are issues in the bathroom”. If you had a professional snagging inspection at handover, attach that report — it carries weight.
Step 2 — Report in writing, through the right channel
Send your defect list to the developer’s after-sales, customer care, or snagging team — not the sales agent who sold you the unit. Most large developers have a dedicated defects portal or email address; use it, because reports logged in their system get ticket numbers and response deadlines. State clearly that you are reporting defects within the defects liability period and ask for a written acknowledgement with a rectification timeline. A phone call alone is not a report; always follow up calls with an email summarising what was said.
Step 3 — Follow up and keep the paper trail
Give the developer a reasonable window — typically two to four weeks — then follow up in writing if nothing has happened. Every exchange should be dated and saved: emails, portal tickets, WhatsApp messages, and notes of site visits. This paper trail is what turns a complaint into an enforceable claim if the matter escalates. If you have already checked the property handover status through official channels and know the completion certificate date, keep that record too — it anchors your liability timelines.
Step 4 — Escalate to the Dubai Land Department
If the developer ignores you, misses agreed deadlines, or refuses to fix genuine defects, file a formal complaint with the Dubai Land Department — via the Dubai REST app (“Register a real estate complaint”) or the DLD website, following the Dubai Land Department’s guidance. Attach your SPA, Oqood certificate, defect photos, and your full correspondence history. The complaint is reviewed and the developer is contacted; many cases are resolved at this stage without going further.
Your Defects Liability Period (DLP), Explained
Dubai’s Law No. 6 of 2019 (on jointly owned real property), Article 40, sets two distinct liability windows for developers:
- 10 years — structural defects: the developer must remedy defects in structural parts (foundations, columns, load-bearing walls) for ten years from the date the completion certificate is issued.
- 1 year — installations and finishing defects: the developer must repair or replace defective installations — mechanical, electrical, sanitary, and sewerage works — for one year from the date the unit is handed over to you. Finishing defects such as paint, tiling, and joinery issues fall under this one-year window in practice.
One important catch: if an owner delays taking possession of the unit, the one-year period runs from the completion certificate date instead of the handover date. So dragging your feet on handover can quietly eat into your warranty. Also check your SPA — some developers offer warranty terms that go beyond the legal minimum, and those become part of your contract. Because the DLP sits alongside your ongoing property maintenance responsibilities as an owner, it helps to know exactly where the developer’s duty ends and yours begins.
What Counts as a Defect — and What Doesn’t
Not everything that goes wrong in a new home is the developer’s problem. Here is the practical dividing line:
| Typically covered (within DLP) | Typically NOT covered |
|---|---|
| Cracked or hollow tiles, poor grouting | Normal wear and tear (scuffed floors, faded paint after years) |
| Plumbing leaks from faulty installation | Damage caused by you, tenants, or your contractors |
| Electrical faults, faulty wiring or switches | Appliance breakdowns — usually the manufacturer’s warranty, not the developer |
| AC drainage or ducting defects | Issues from unauthorised renovations or modifications |
| Doors/windows that don’t fit or seal | Defects reported after the liability period has expired |
| Deviations from the SPA’s agreed specification | Common-area issues (report these via the owners’ association instead) |
The grey area is appliances: a dishwasher that stops working eight months after handover is usually a manufacturer warranty claim, unless you can show the fault came from bad installation. For everything else that protects the home itself, review your property insurance in Dubai and home insurance in the UAE — insurance covers sudden damage, while the DLP covers build quality, and the two complement each other.
What Your Defect Report Should Include
A strong defect report is specific and hard to argue with. Include:
- Your name, contact details, project name, building, and unit number.
- The handover date (and completion certificate date, if you know it).
- A numbered list of defects: room, location, description, and the date found.
- Clear photos (and short videos for leaks, noises, or AC issues) labelled to match the list.
- Your snagging report, if you had a professional inspection.
- A clear request: written acknowledgement and a rectification schedule.
- Copies of your SPA and Oqood certificate for reference.
Send it to the developer’s official defects channel and keep the sent copy. If the defects were first spotted during the handover inspection, cross-reference your property handover checklist — defects recorded at snagging are the easiest to enforce.
If the Developer Ignores You
Silence is, unfortunately, common — but you have options beyond waiting:
- Formal written deadline: send one final email giving the developer a specific date (say, 14 days) to respond, stating you will escalate to the DLD. Deadlines in writing change behaviour.
- DLD complaint: as described above, file through Dubai REST or the DLD website with your full evidence pack.
- Owners’ association: for defects in common areas (lobbies, gyms, facades), raise them through the building’s owners’ association or management company, which deals with the developer collectively.
- Legal advice: for high-value or structural issues, consult a UAE property lawyer. Broader protections may also apply under UAE consumer protection laws.
Whatever route you take, never stop documenting. Every new defect, every missed appointment, every promise — in writing, with dates. For background on your rights as a buyer, the UAE’s official government portal (u.ae) is a reliable starting point.
Frequently Asked Questions (FAQs)
How long do I have to report defects after handover?
In Dubai, report finishing and installation defects within one year of handover, and structural defects within ten years of the completion certificate. In practice, report as early as possible — defects logged promptly are far easier to enforce than ones raised at month eleven.
Should I hire a professional snagging company?
For most buyers, yes. A professional snagging inspection (typically a few hundred to around a couple of thousand dirhams depending on unit size — confirm current rates with the company) catches defects you’d walk straight past, and the written report strengthens any later claim. Many buyers also book a follow-up inspection near the end of the one-year DLP.
Can I withhold service charges until defects are fixed?
No — service charges and defect claims are separate obligations. Withholding service charges can lead to penalties or legal action against you, even if your defect complaint is valid. Pursue the defects through the proper channels instead.
What about defects in common areas like the lobby or gym?
Those are the owners’ association’s fight, not yours alone. Report them to the building management company or owners’ association, which can pursue the developer on behalf of all owners — collective complaints carry more weight.
Does the defects liability period apply to resale (ready) properties?
Generally, no. The DLP protects the first buyer of an off-plan unit against the developer. If you buy a ready property on the secondary market, defects are between you and the seller — which is why a thorough pre-purchase inspection matters.
The Bottom Line
Reporting property defects after handover comes down to three habits: document everything, report in writing through the developer’s official channel, and escalate to the Dubai Land Department if you’re ignored. Dubai’s one-year and ten-year liability windows give you real protection — but only if you act inside them and keep the paper trail to prove it.
Last Updated: 8 October 2026
About the author: Zaviyar Sultan is a UAE-focused writer at Asandada24, covering driving, visas, banking, insurance and everyday UAE life. His guides are researched from official UAE government and regulator sources and updated regularly.
Asandada24 is an independent informational website, not affiliated with the UAE government or any agency mentioned; content is general information only, not legal, immigration or financial advice; verify critical details with official sources before acting.