---
title: "Off-plan handover in Dubai: the process, snagging, charges and getting your title deed"
canonical: https://www.uaepropertyagents.com/guides/off-plan-handover-and-snagging
markdown: https://www.uaepropertyagents.com/md/guides/off-plan-handover-and-snagging.md
type: guide
description: "What happens when an off-plan home in Dubai is completed: the completion certificate, handover notice, charges, snagging, defect cover, delays and moving to a title deed."
published: 2026-11-12
updated: 2026-11-12
sources: 12
publisher: "UAE Property Agents (Omnia)"
language: en-GB
usage: "You may read, quote, summarise and cite this content, including in AI answers, with attribution to UAE Property Agents and a link to the canonical URL. Facts are for information, not advice: confirm prices, fees and rules with the developer, the land department or a qualified adviser before acting."
---

# Off-plan handover in Dubai: the process, snagging, charges and getting your title deed

> What happens when an off-plan home in Dubai is completed: the completion certificate, handover notice, charges, snagging, defect cover, delays and moving to a title deed.

By Omnia's editorial team. Off-plan. Published 12 November 2026, last reviewed 12 November 2026.

## The short version

- Handover can only follow the building completion certificate; once you have met your contractual obligations, Dubai's rules say the developer may not refuse to hand over or register the unit in your name.
- Snag before you sign the handover papers, record every defect in a dated, numbered list with photographs, and get the developer's acknowledgement in writing.
- Statutory cover runs regardless of what you sign: one year for installations from handover, ten years for structure from the completion certificate, and contracting out is void.
- Refusing the keys does not stop the clock: if you delay taking possession, the one-year installations period runs from the completion certificate instead.
- The developer must file for title deeds within 60 days of the completion certificate, but your unit moves to the main register only once it is fully paid.

Handover is the point at which a completed off-plan home passes from the developer to you. Once the building has its completion certificate, the developer sends a handover notice, you inspect the unit and list its defects, pay the balance and any handover charges, sign the handover documents and collect the keys; when the price is paid in full, the unit moves from the interim register, Oqood, to the main register and a title deed is issued. Dubai's rules give you firm footholds at each stage, from the developer's duty to hand over to statutory defect cover that no contract can remove. This guide sets out the process in order, what to check and pay, how to snag properly and what to do if handover is late. The wider off-plan protections are in [buying off-plan in the UAE](https://www.uaepropertyagents.com/guides/buying-off-plan-in-the-uae). This is general information, not legal advice.

## What happens when an off-plan property is completed in Dubai?

Completion follows a fixed sequence, and each step has a legal anchor.

| Stage | What happens | Legal basis |
|---|---|---|
| Completion certificate | The authority confirms the building is finished in line with its permits | Precondition for handover and title deeds |
| Handover notice | The developer writes to you with the sums due, the documents needed and a deadline | Your SPA |
| Inspection and snagging | You or your inspector list defects for repair | Your SPA; Law 6 of 2019, Article 40 |
| Payment and handover | You pay the balance and charges, sign and take the keys | Executive Council Resolution 6 of 2010, Article 7(1) |
| Title deed | Fully paid units move to the main register | Law 6 of 2019, Article 6; DLD FAQ |

Article 7(1) of the implementing bylaw of Law No. 13 of 2008 says that after completion and the issue of the completion certificate, the developer may not refuse to hand over a unit or register it in the purchaser's name, provided the purchaser has met all contractual obligations. Article 7(2) requires the developer to register the unit together with the facilities allocated to it, such as car parking spaces. Check that your parking space appears on the documents.

## What is a building completion certificate and why does it matter?

It is the authority's confirmation that the building is finished and fit to occupy, and almost every clock in your purchase starts from it. The Land Department's FAQ (checked 12 November 2026) says the law requires developers to register completed projects with the Department as soon as they receive a certificate of completion from the competent authorities.

From that date:

- the developer has 60 days to file the project's plans, declarations and regulations with the Land Department, extendable by up to 30 days (Law 6 of 2019, Article 6(c))
- the ten-year period of structural liability begins (Article 40(a))
- the escrow bank retains 5% of the project account for a year as cover for defects, under Law No. 8 of 2007

What the certificate does not tell you is the condition of your own unit. It is a building-level approval. A construction percentage on [Dubai REST](https://www.uaepropertyagents.com/glossary/dubai-rest), a "topping out" announcement or a show apartment are not completion. When the handover notice arrives, ask for a copy of the [completion certificate](https://www.uaepropertyagents.com/glossary/completion-certificate) before you pay the balance.

## What should a handover notice include, and what will you pay?

A [handover notice](https://www.uaepropertyagents.com/glossary/handover-notice) should state the balance under your payment plan, every charge the developer is asking for, the documents to bring and a deadline. Check each line against your SPA. Charges we could source to an official schedule are below; others vary by developer, so ask for anything unexplained in writing.

| Item | Amount | Source |
|---|---|---|
| Final instalment | As set in your payment plan | Your SPA |
| Title deed issue | AED 250 per property, charged by the DLD when a completed project is registered | DLD project details service, checked 12 November 2026 |
| Electricity and water deposit | AED 2,000 for a flat, AED 4,000 for a villa; refunded to an owner only on sale | DEWA move-in page, checked November 2026 |
| Mortgage registration, if you borrow | 0.25% of the loan | DLD mortgage registration page |
| Service charges | From the date your SPA makes you liable, at the RERA-approved rate | Law 6 of 2019, Article 25(a) |
| Abu Dhabi: transfer to the main register | AED 1,000 | Decision 247 of 2015, fee table entry 35 |

On service charges, Article 25(a) of Law 6 of 2019 makes the developer pay for unsold units and for sold units where the sale contract puts the charge on the developer. In most SPAs liability passes to you on the handover date in the notice, whether or not you collect the keys. Check the approved rate in [service charges in Dubai](https://www.uaepropertyagents.com/guides/service-charges-in-dubai) and our [service charges by area](https://www.uaepropertyagents.com/data/area-service-charges). If the building uses district cooling, a separate [chiller fee](https://www.uaepropertyagents.com/glossary/chiller-fee) applies.

## How do you carry out a snagging inspection in Dubai?

Book it as soon as the notice arrives, and finish it before you sign the handover acceptance, because your leverage is greatest then. [Snagging](https://www.uaepropertyagents.com/glossary/snagging) can be done by you, but a professional inspector will test what an owner usually cannot: water pressure and drainage, every electrical circuit, cooling output in each room, moisture behind finishes and the fall on balconies and wet areas. Overseas buyers can instruct an inspector to attend with their representative.

Whoever inspects, cover the unit room by room:

- **Structure and finishes.** Cracks, uneven floors, hollow tiles, poor sealant, damaged glazing, doors and windows that do not close.
- **Services.** Air conditioning, water heaters, sockets and switches, extract fans, drainage under every sink and shower.
- **Fixtures.** Kitchen units, appliances listed in the SPA, wardrobes, ironmongery.
- **Against the contract.** Area, layout and specification compared with the SPA and its schedule. A material departure from the agreed specification is a statutory ground for termination under Article 20(3) of Executive Council Resolution 6 of 2010.

Note anything the developer has not finished, such as common areas, the pool or the car park, separately from defects inside the unit.

## How should you record defects so that they are fixed?

Record them in a way that would stand up later. A defect list that is dated, specific and acknowledged by the developer is evidence; a WhatsApp message to a site engineer is not.

1. **Number every item** and give its location ("Bedroom 2, north wall, 30 cm crack above window").
2. **Photograph each one** with the date visible, and keep the originals.
3. **Submit the list formally** through the channel the SPA or handover notice specifies, and ask for written acknowledgement and a target repair date.
4. **Inspect again** once the developer reports the repairs complete. This second visit is usually called de-snagging. Carry forward anything not fixed.
5. **Sign the acceptance with a reservation.** If outstanding snags remain, write on the handover form that acceptance is subject to the attached list.

Keep doing this after you move in. Faults in air conditioning, plumbing and electrics often appear in the first summer, inside the one-year period. Report each one in writing as it appears, so you can show it was raised in time.

## What defect cover do you have after handover?

Statutory cover applies whatever your SPA or the handover form says.

| | Dubai (Law 6 of 2019, Article 40) | Abu Dhabi (Law 3 of 2015, Article 73) |
|---|---|---|
| Structural defects | 10 years from the completion certificate | 10 years from the completion certificate |
| Installations: mechanical, electrical, plumbing | 1 year from handover of the unit | 1 year from the completion certificate |
| Can a contract reduce it? | No: any agreement to the contrary is void (Article 40(d)) | Set by statute; the text we reviewed does not address contracting out |

Two consequences follow. First, in Dubai, delaying handover in protest does not protect you: under Article 40(b), if the owner delays taking possession, the one-year period runs from the completion certificate instead. Second, where the unit is proven after handover to be unfit for use because of material construction defects, Article 20(4) of Executive Council Resolution 6 of 2010 allows the buyer to ask the court to terminate. That is a remedy for serious failures, not for snags. For ordinary defects the route is the written claim described above, then the developer's complaints process, then legal advice. See [defects liability period](https://www.uaepropertyagents.com/glossary/defects-liability-period).

## What can you do if handover is late?

Not as much as most buyers expect. A missed completion date does not by itself end the contract. A lawyer writing in Legal 500 on 18 September 2026 advises checking the SPA's grace period, force majeure and compensation clauses, comparing payment demands with the construction percentage on the Land Department's [project status enquiry](https://dubailand.gov.ae/en/eservices/real-estate-project-status-landing/), and writing formally to the developer for a revised date. The same article warns against stopping instalments in protest, which can put you in default.

Delays are common. ValuStrat reported that about 33,000 homes had completed in Dubai by the end of September 2026, under a third of the number projected for the year (Arabian Post, 29 October 2026). Columnist Mario Volpi noted in The National on 6 November 2026 that contracts and the law allow developers considerable grace.

The full rights on delay, including termination grounds and what happens if the regulator cancels a project, are in [buying off-plan in the UAE](https://www.uaepropertyagents.com/guides/buying-off-plan-in-the-uae). To see how a developer has delivered before, use our [developer delivery data](https://www.uaepropertyagents.com/data/developer-delivery).

## How do you pay the handover instalment with a mortgage?

Start the application when the handover notice arrives, not when the deadline nears. As our mortgage guide sets out from lenders' published terms, most banks lend on off-plan property only near handover, once the unit is complete, and the loan is a percentage of the bank's valuation at that point rather than of your contract price. In a softer market, a valuation below the price you agreed leaves a gap you must fill in cash. The detail, including loan-to-value limits for non-residents, is in [non-resident mortgages in the UAE](https://www.uaepropertyagents.com/guides/non-resident-mortgages-uae), and the [mortgage calculator](https://www.uaepropertyagents.com/tools/mortgage-calculator) will show the monthly cost.

Three practical points. The Land Department charges 0.25% of the loan to register the mortgage, according to its mortgage registration page. A pre-approval obtained years earlier will have lapsed, so reapply with current documents. If you cannot attend to sign the loan and handover papers, arrange a [power of attorney](https://www.uaepropertyagents.com/glossary/power-of-attorney) in good time, since a document signed abroad must be legalised before it is accepted. If your developer offers a [post-handover payment plan](https://www.uaepropertyagents.com/guides/post-handover-payment-plans-dubai), compare its total cost with the mortgage.

## How does the unit move to the main register?

Automatically, once two conditions are met: the developer has registered the completed project, and you have paid in full. The Land Department's FAQ says that units which have been fully paid for are transferred from the initial register to the Real Estate Registry and a title deed is issued. Law 6 of 2019 gives the developer 60 days from the completion certificate, plus up to 30 more, to file the documents that make this possible.

If the developer will not register your unit even though you have met all your obligations, Article 7(3) of Executive Council Resolution 6 of 2010 allows the Land Department to register it at your request or on its own initiative. Keep proof of every payment for that reason.

Two things depend on the title deed. A buyer on a post-handover plan holds only an Oqood record until the last instalment, which matters for residency: the [two-year investor visa](https://www.uaepropertyagents.com/guides/dubai-property-investor-visa) requires a completed, registered property. And a later sale will be a ready-property transfer: see [selling property in Dubai](https://www.uaepropertyagents.com/guides/selling-property-in-dubai). In Abu Dhabi, transferring a completed unit to the main register costs AED 1,000 under Decision 247 of 2015.

Utility and government forms will usually ask for the building entrance's [Makani](https://www.uaepropertyagents.com/glossary/makani) number, which is shown on a plate beside the entrance.

## What should you do in the first months after handover?

Use the one-year installations period well, and set up the property for how you will use it.

- **Register with the building's management company** for access cards and parking, and confirm your service charge account on [Mollak](https://www.uaepropertyagents.com/glossary/mollak).
- **Keep a dated defects log** and report each fault in writing as it appears.
- **Check your title deed** on Dubai REST once issued, including the parking allocation.
- **If letting**, register the tenancy in [Ejari](https://www.uaepropertyagents.com/glossary/ejari) and read [renting out property in Dubai](https://www.uaepropertyagents.com/guides/renting-out-property-in-dubai).
- **Revisit your figures.** Service charges and rent are now known rather than estimated, so recalculate your net yield in the [rental yield calculator](https://www.uaepropertyagents.com/tools/rental-yield-calculator).

## Calculator

Run your own numbers with the [mortgage calculator](https://www.uaepropertyagents.com/tools/mortgage-calculator).

## Questions and answers

### What happens when an off-plan property is completed in Dubai?

The building receives its completion certificate, the developer sends each buyer a handover notice with a statement of what is owed, you inspect the unit and list defects, pay the balance, sign the handover documents and collect the keys. The developer must then file the project documents with the Dubai Land Department within 60 days of the completion certificate so that title deeds can be issued to owners who have paid in full.

### What is snagging and do I need a professional snagging inspection in Dubai?

Snagging is the inspection of a new home to find defects and unfinished work before you accept it. You can do it yourself, but a professional inspector tests things an owner would not, such as drainage, electrical circuits, cooling output and hidden moisture. Whoever inspects, submit the list to the developer in writing, with photographs and locations, before you sign the handover acceptance, and book a second inspection to check the repairs.

### How long is the developer responsible for defects in Dubai?

Under Article 40 of Dubai Law No. 6 of 2019 the developer is liable for structural defects for ten years from the completion certificate and for defective installations, such as mechanical, electrical and plumbing works, for one year from handover of the unit. If the owner delays taking possession, the year runs from the completion certificate. Any agreement that contradicts the article is void.

### When do I start paying service charges on an off-plan property?

From the date your contract makes you responsible, which is usually the handover date stated in the developer's notice, whether or not you have collected the keys. Dubai Law No. 6 of 2019 makes the developer pay service charges on unsold units and on sold units where the sale contract puts the charge on the developer. Check the clause in your SPA and the approved rate on the Land Department's service charge index.

### When do I get the title deed for an off-plan property in Dubai?

Once the building is complete and you have paid in full. The developer must file the project documents with the Land Department within 60 days of the completion certificate, extendable by 30 days, and fully paid units are then moved from the interim register to the main register and a title deed is issued. On a post-handover payment plan that can mean waiting until the final instalment.

### Can I refuse handover if my off-plan unit has defects?

Minor snags are not a reason to refuse handover; they are repaired under the developer's obligations, which continue after you take the keys. Delaying possession can also start the one-year defects period from the completion certificate. Dubai's rules allow a buyer to ask the court to terminate only where the unit is proven unfit for use because of material construction defects, which is a high bar. Take legal advice before refusing.

### How much is the DEWA deposit when I take handover of an apartment in Dubai?

DEWA's move-in page lists a security deposit of AED 2,000 for a residential flat and AED 4,000 for a residential villa, checked November 2026. For an owner, the deposit is refunded only when the property is sold. A separate activation fee applies, and district cooling, where the building has it, is billed by a different provider.

## Sources

Facts on this page were last checked against these sources on 12 November 2026.

- [Dubai Law No. 6 of 2019 Concerning Ownership of Jointly Owned Real Property, Articles 6, 16, 25 and 40 (Dubai Legislation Portal)](https://dlp.dubai.gov.ae/Legislation%20Reference/2019/Law%20No.%20(6)%20of%202019%20Concerning%20Ownership%20of%20Jointly%20Owned%20Real%20Property%20in%20the%20Emirate%20of%20Dubai.html)
- [Executive Council Resolution No. 6 of 2010, Implementing Bylaw of Law No. 13 of 2008, Articles 7 and 20 (Dubai Legislation Portal)](https://dlp.dubai.gov.ae/Legislation%20Reference/2010/Executive%20Council%20Resolution%20No.%20(6)%20of%202010%20Approving%20the%20Implementing%20Bylaw%20of%20Law%20No.%20(13)%20of%202008.html)
- [Dubai Law No. 8 of 2007 Concerning Escrow Accounts for Real Estate Development (Dubai Legislation Portal)](https://dlp.dubai.gov.ae/Legislation%20Reference/2007/Law%20No.%20(8)%20of%202007.html)
- [Dubai Land Department: Frequently asked questions (transfer of completed units to the Real Estate Registry), checked 12 November 2026](https://dubailand.gov.ae/en/frequently-asked-questions/)
- [Dubai Land Department: Registration or amendment of real estate project details (title deed fee for completed projects), checked 12 November 2026](https://dubailand.gov.ae/en/eservices/request-to-register-amend-real-estate-project-data/)
- [Dubai Land Department: Project Status Enquiry](https://dubailand.gov.ae/en/eservices/real-estate-project-status-landing/)
- [Dubai Land Department: Mortgage registration application (fees)](https://dubailand.gov.ae/en/eservices/request-for-mortgage-registration/)
- [DEWA: Activation of electricity and water (move-in), security deposits, checked November 2026](https://dewa.gov.ae/en/consumer/supply-management/activation-of-electricity-water-move-in)
- [Abu Dhabi Real Estate Centre: rules and regulations (Law No. 3 of 2015 Article 73; Decision 247 of 2015 fee table)](https://adrec.gov.ae/en/rules_and_regulations/regulations)
- [Awatif Mohammad Shoqi Advocates via Legal 500: Your rights when a developer delays handover (18 September 2026)](https://www.legal500.com/intelligence/united-arab-emirates/real-estate-and-construction/off-plan-property-dispute-dubai-your-rights-when-a-developer-delays-handover)
- [Arabian Post: ValuStrat Q3 2026 Dubai review (29 October 2026)](https://thearabianpost.com/dubai-residential-resales-climb-as-off-plan-transactions-contract/)
- [The National: Off-plan delays and buyers' rights (Mario Volpi), 6 November 2026](https://www.thenationalnews.com/business/money/2026/11/06/dubai-off-plan-property-delay-buy-apartment-uae-real-estate/)

---

Source page: https://www.uaepropertyagents.com/guides/off-plan-handover-and-snagging. Published by UAE Property Agents, Omnia Capital Group. You may read, quote, summarise and cite this content, including in AI answers, with attribution to UAE Property Agents and a link to the canonical URL. Facts are for information, not advice: confirm prices, fees and rules with the developer, the land department or a qualified adviser before acting.