What to check before handover in Dubai: snagging, area, the 5% retention and your title deed

What to check before handover in Dubai comes down to four things: the unit's condition, its measured area, the money held back for defects and the paperwork that makes it legally yours. Each has a rule or a documented practice behind it.

This guide walks through each check with its source, in the order you will meet them. It covers Dubai rules only.

A few terms first. Handover is when the developer gives you the keys and you accept the unit. Snagging is a room-by-room inspection that lists defects. The completion certificate marks the building as finished. The title deed is the final ownership document issued by the Dubai Land Department (DLD).

What to check before handover in Dubai: the four areas

A full handover check covers condition, area, the escrow retention and title. The table shows what each one depends on.

Snagging before handover in Dubai: why do it?

Snagging is not legally mandatory in Dubai, but it is the main way to put defects on record before you accept the unit. Property Finder's handover guide advises not to sign acceptance until defects are acknowledged in writing.

Buyers abroad often use a representative or an inspection company for the walk-through. If you do, ask for a dated, photographed report addressed to you.

Area difference at handover in Dubai: what happens?

Measured area can differ from the area in your SPA, and the DLD sets out how each direction is treated. Extra area is not charged unless your contract allows it, and a shortfall beyond 5% must be compensated.

Extra area

Not charged

Unless the contract says so

Source: DLD FAQ

Shortfall threshold

Beyond 5%

Developer must compensate

Source: DLD FAQ

Escrow retention

5%

Held 1 year after units are registered

Source: Law 8/2007, Art. 14

Title deed certificate

AED 250

DLD fee for completed units

Source: DLD

Example: a unit sold as 1,000 sq ft that measures 940 sq ft is 6% smaller. Under the DLD FAQ wording, a shortfall beyond 5% must be compensated by the developer. A unit measuring 980 sq ft, 2% smaller, falls within that 5% band.

Ask for the final measured area in writing and compare it with your SPA before signing the handover documents. Read your SPA's area clause too, since the extra-area rule depends on what the contract says.

What is the 5% retention and how does it relate to defects?

The 5% retention is money kept back from the developer after the building is finished. Under Article 14 of Law No. 8 of 2007, once the completion certificate is issued, the escrow agent keeps 5% of the project escrow account's total value.

That amount is released to the developer one year after the units are registered in the buyers' names. The DLD FAQ describes it as a guarantee for repairing defects.

How does the title deed get issued after handover?

The title deed comes after two conditions are met. The DLD FAQ says a completed property moves to the Real Estate Registry, and the title deed is issued, after the developer registers the completed project and the unit is fully paid.

1. Completion certificate issued

   The project is certified as complete. Article 14 of Law No. 8 of 2007 links the escrow retention to this moment.

2. Developer registers the completed project

   Under Article 8 of Law No. 13 of 2008, developers must enter completed projects in the Property Register once they receive the completion certificate.

3. You pay the balance

   The DLD issues the title deed only once the unit is fully paid.

4. Title deed issued

   Your unit moves from the interim register to the Real Estate Registry. The DLD lists a title deed certificate fee of AED 250 for completed units.

The 4% DLD registration fee is not a handover cost. It is charged at the off-plan registration stage, typically when the SPA is signed, according to the DLD and Gulf News.

Handover checklist for Dubai off-plan: the full list

The checklist below combines all four areas with the service charge check. Work through it before signing the handover acceptance.

Service charges become a regular bill once you own the unit, so look them up early. Our guide to the RERA Service Charge Index shows how to look up the approved rate, and service charge higher than expected explains what you can challenge.

If handover is later than your contract date, see what to do when the handover date changes. Before accepting the keys, check the project and developer facts in one place.

Buying from the UK, US, Canada or Australia?

• UK: handover questions for UK buyers
• US: a handover playbook for US buyers
• Canada: handover checklist and timeline for Canadian buyers
• Australia: handover decision tree for Australian buyers

This guide is general information, not legal advice. Laws and procedures change; check the official source before acting. Published 12 October 2026, last updated 12 October 2026.