Do I Need to Be Present During the Snagging Inspection?
It was 9:15 on a cool February morning in Arabian Ranches 3 when Malik, one of our inspectors, picked up the keys from the community security office. They were exactly where the owner had left them the evening before.
She works rotating shifts at a hospital. The night before, she had sent us a WhatsApp message: “Do I need to be present during the snagging inspection, or can you start without me? I finish my shift at eleven.”
Many owners ask whether they need to be present during the snagging inspection. It is a fair question. Your handover date is fixed, your work schedule is not, and this is probably the biggest purchase you will make in Dubai.
Here is what we tell every owner who asks.
The Short Answer
No, you do not need to be present during the snagging inspection in Dubai. The inspector needs access to the unit, so arrange the keys, any authorization letter the developer or building asks for, and live utilities. You, or a valid power of attorney holder, do need to attend the developer’s handover signing. The report arrives within 24 hours.
Cannot make the inspection? Send us your handover notice and access details on WhatsApp at +971 50 602 1830 and we will tell you exactly what to arrange.
Who Actually Has to Be There on Inspection Day?
This is where most owners get confused. They picture one big handover day where everything happens at once. In practice, the inspection and the signing are two separate things.
On inspection day, only two things are needed:
- The inspector
- Someone or something that opens the door
That second part can be the keys at a security office, a concierge, a developer representative, or a family member. If we can get into the unit with power and water running, we can do the full inspection.
You do not need to be present during the snagging inspection itself. The signing is different.
When you sign the handover acceptance form, you are confirming you have received the property. Developers usually only hand over to the buyer named on the SPA (sale and purchase agreement) or to someone holding a proper power of attorney. That is a legal act, so it needs you or your authorised representative.
If you are wondering about the developer’s own staff, we explain that in our post on whether the developer will be present during snagging.
When Attending Yourself Is Worth the Trip
We never tell an owner they made a mistake by staying at work. But attending does add something, and it is worth knowing what before you decide.
Seeing Defects in Context
A photo of a hollow tile is useful. Tapping it yourself and hearing that dull sound is something else.
When owners see an issue in person, they understand it faster. A slow shower drain matters more when you picture your kids using that bathroom every evening. Seeing things in context helps you decide what to push the developer on first.
Questions You Can Ask the Engineer
On site, you can ask the questions that do not fit neatly into a report. Is this crack cosmetic or functional? Which three items should I chase first? What does “finish level” actually mean?
Our engineering manager, Eng. Mohammed Nadeem Maldar, puts it simply: the inspection does not need you, the decisions after it do. If a developer later tells you some items are only cosmetic, our guide on snags that developers call cosmetic walks you through the next step.
The End Walkthrough
This is the option we recommend most to busy owners.
Remember the owner in Arabian Ranches 3? She did not arrive at 9:15. She arrived at 11:40, after her shift, and spent 30 minutes walking through the townhouse with Malik. By then, the list was already written.
What she added was her own eyes on the two things that mattered most to her family. If you can give us half an hour, give us the last half hour.
Tell us when you can join and we will plan the walkthrough around it.
If You Will Not Be There, What to Arrange Before the Visit
A snagging inspection without the owner is completely normal for us. A large share of our handover jobs run this way. The difference between a smooth visit and a wasted morning is usually just preparation.
Keys and Access With the Developer
First question: have you already collected the keys?
If yes, leave them with the community security office, the building concierge, or a trusted person. Put your name and the inspector’s name on the envelope, and tell security in advance who is coming.
If the developer has not released the keys yet, ask the handover team in writing whether your inspector can attend the handover appointment or a separate inspection slot. Most handover teams will tell you what they need. Some will want the request a few days ahead.
Getting this in writing matters. A phone call is easy to forget. An email is easy to show at the gate.
Authorization Letter or Power of Attorney
These two documents get mixed up all the time.
An authorization letter usually covers attendance and access. It names the person you are allowing into the unit on your behalf. Many developers and buildings accept it with a copy of your passport.
A power of attorney is for binding acts, like signing the handover acceptance or dealing with the developer’s paperwork in your name. It is a more formal document. For owners outside the UAE, it usually needs notarisation and attestation before a developer will accept it.
Developer policy varies, so ask the handover team in writing which document they accept before you book. If you are overseas and need someone to sign for you, our remote property handover guide covers the full process.
Building Management, Access Cards and Utilities
Apartments in towers often have their own rules on top of the developer’s. Some buildings ask for an access pass, a move in permit, or even a lift booking before any visitor goes up, inspector included.
Check with building management a few days before the visit. Ask if an access card needs to be collected and who holds it.
Utilities matter too. We cannot properly test the AC, water pressure, drainage or electrical circuits in a dead unit. DEWA and district cooling should both be live. According to DEWA’s move in service guide, supply is connected within 15 working hours of paying the security deposit. If you are cutting it close, read our post on what to do when DEWA is not connected on inspection day.
Not sure which document your developer accepts? Share the developer and building name with us. We will tell you what we usually need for that handover.
What If a Tenant Is Living in the Unit?
This comes up with resale purchases, landlords between tenancies, and move out checks. The short answer is yes, a tenant can let the inspector in, as long as the landlord arranges it properly.
In Dubai, the landlord and tenant relationship is governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008. In practical terms, that means you should give the tenant reasonable notice and agree a time with them in writing.
We find a cooperative approach works best. A tenant who knows why the inspector is coming, and roughly how long it will take, is usually happy to help.
Keep in mind that this is normally a resale property inspection, not handover snagging. The scope and checklist are different, because there is no new build warranty and the focus is on the current condition of a lived in home.
Practical Example: The Arabian Ranches 3 Townhouse
Let us replay that February morning from the start.
The night before, the owner did three things. She left the keys at the security office under her name. She signed a short authorization letter naming Malik. And she confirmed DEWA was already active.
Malik started at 9:15. He worked through the full checklist, room by room. He deliberately left the master bedroom ensuite and the AC performance test for last, because he knew she would arrive near the end.
The inspection took about two and a half hours.
At 11:40, she walked in. Malik showed her two items in person. The first was a shower that drained slowly. The second was a bedroom door rubbing against its frame.
She also asked about a hairline crack near a window. Malik explained it was finish level, not structural, and that it was already logged for the developer.
Her report reached her within 24 hours, and she submitted it to the developer the same week.
If she had come at 9:15 and stayed four hours, she would have gained nothing important. She would just have stood around while Malik worked. She saved a morning and lost nothing.
Want the same setup? Book your handover snagging inspection and join only for the last 30 minutes, or not at all.
How Prime Handles an Inspection When the Owner Is Away
Running inspections without the owner on site is part of our normal workflow, not an exception.
Before the visit, we confirm the appointment and collect the access documents. Depending on the property, that can include an NOC, your SPA, or a building access pass.
On site, our engineers carry out a 250+ point inspection. It usually takes 2 to 4 hours, and large villas can run longer. We use thermal imaging cameras, moisture meters and electrical testing equipment, so we are checking behind the surface, not just looking at it.
Your options during the visit:
- Join for the last 30 minutes for the end walkthrough
- Join a short video call while the engineer shows you key items
- Skip the visit, read the report later, and call the engineer with questions
After the visit, you receive a photo report within 24 hours. Each issue has a description and a rectification note, and the report is ready to submit to the developer. You can see how detailed our snagging report is before you book.
Once the developer fixes the snags, a follow up inspection is booked as a separate visit. Ask for the fee when you book.
One more thing matters when you are not there to watch. We take no commissions from developers. We work only for you, and every finding is photographed, so you see what we saw.
Handover snagging starts from AED 999 for a studio or one bedroom, AED 1,499 for two bedrooms, AED 1,999 for three bedrooms, AED 2,799 for a townhouse and AED 3,999 for a villa. All prices exclude VAT.
Attending vs Not Attending, Side by Side
If you are still deciding, this table sums it up.
| You attend | You do not attend | |
| Time needed | 2 to 4 hours, or 30 minutes for the end walkthrough | None on the day |
| What you see | Defects in person, in context | Every defect in photos |
| Questions | Asked on site | Asked by phone after the report |
| Documents needed | None for access | Keys, authorization letter, building pass if required |
| Report | Within 24 hours | Within 24 hours |
| Handover signing | You sign | You sign, or a power of attorney holder signs |
Frequently Asked Questions
Do I need to be present during the snagging inspection?
No. You do not need to attend the snagging inspection in Dubai. The inspector only needs access to the unit with live utilities. You, or a valid power of attorney holder, do need to attend the developer’s handover signing.
Can someone attend snagging on my behalf?
Yes. A family member, friend or broker can let the inspector in. Most developers and buildings ask for a signed authorization letter and a passport copy. Ask the handover team in writing which document they accept.
What documents does the inspector need if I am not there?
Usually the keys or access card, an authorization letter naming the inspector, and any building access pass. Some developers also ask for a copy of the SPA. Your report still arrives within 24 hours.
Is an authorization letter enough or do I need a power of attorney?
For inspector access, an authorization letter is often enough. A power of attorney is needed for binding acts, like signing the handover acceptance in your place. Developer policy varies, so confirm in writing first.
How long would I need to stay if I join?
The full inspection takes 2 to 4 hours, longer for large villas. Most owners do not need the whole time. Joining for the last 30 minutes is enough to see key defects and ask questions.
Will the developer be present during the snagging inspection?
Sometimes, but not always. It depends on the developer and whether the inspection happens at the handover appointment. Our post on whether the developer will be present during snagging explains each case.
Can my tenant let the inspector in?
Yes, if the landlord arranges it and gives the tenant reasonable notice. Agree a time in writing. In an occupied home, this is normally a resale property inspection rather than handover snagging.
Who signs the handover acceptance if I am abroad?
Either you sign it when you return, or someone holding a properly attested power of attorney signs for you. Our remote property handover guide covers the full overseas process.
Let Us Handle the Inspection While You Get On With Your Day
You do not have to take the morning off. Send us your handover notice and access details, and we will take care of the rest.
Book a handover snagging inspection with Prime Inspections. Call or WhatsApp +971 50 602 1830, or email connect@primeinspections.ae. Your report arrives within 24 hours.
