Does the Developer Have to Fix Snags for Free in Dubai?
The question came before we had even opened our bags.
It was a Tuesday morning in February in Arjan. We were starting at 9:30 in a one bedroom apartment on a middle floor of a newly completed building. The light through the balcony glass was low, and it showed every wave in the wall paint.
The owner lived abroad. His brother was with us on site, and the owner was on the phone. “If you find things, will they fix them without charging me, or is this going to cost me more?”
It is the question behind almost every handover. Will the developer fix snags for free in Dubai, or does the bill land on you?
The short answer is yes for most items. But “free” has edges, and the edges are where buyers lose money.
Short Answer: Does the Developer Fix Snags for Free?
Yes, for most snags. Under Article 40 of Dubai Law No. 6 of 2019, the developer must repair defective installations for one year after handover and structural defects for ten years from the completion certificate, at no cost to you. Damage after handover, your own alterations and normal wear and tear are not covered.
The detail below shows where the line sits, and how to stay on the right side of it.
Want to know which of your snags sit on the developer’s side? Send us your handover date on WhatsApp at +971 50 602 1830 and we will tell you what the inspection covers.
What Dubai Law Makes the Developer Fix at No Cost
The developer’s responsibility for snags in Dubai comes mainly from Article 40 of Dubai Law No. 6 of 2019. It sets two windows: one for installations and one for structure.
This is general information from inspectors who deal with these rules every week, not legal advice for your case. Your SPA and a lawyer settle the details.
Installations: the One Year Window
Article 40(b) makes the developer liable for one year from handover of the unit for repairing or replacing defective installations. That includes mechanical and electrical works, sanitary and sewerage installations and similar installations.
If the owner does not take possession, the year runs from the completion certificate instead.
This is the defects liability period in Dubai that most buyers hear about. The 10 year structural period runs from the building completion certificate; commentary differs on when the 1 year period starts, so assume the earlier date.
Finishes such as paint, tiles and joinery are not listed in the law text. In practice, they usually sit in the developer’s warranty schedule and your SPA. Check both documents.
Structural Defects: the Ten Year Window
Article 40(a) makes the developer liable for ten years from the completion certificate of the project for defects in structural parts.
There is a parallel federal rule. The decennial liability of the contractor and engineer now sits in Articles 821 to 824 of Federal Decree-Law No. 25 of 2025, in force from 1 June 2026. These replaced Articles 880 to 883 of the old 1985 Civil Code. A claim must be brought within three years of the collapse or the discovery of the defect.
For more, read our guide on structural defects after handover.
Why a Contract Cannot Take This Away
Article 40(d) says that any agreement made after the law came into force that contradicts Article 40 is void. Article 40(c) adds that the law does not remove other rights owners have against developers under other legislation.
So your SPA can give you more, never less. Developer warranty documents in Dubai often add item warranties, such as waterproofing or appliances. Read them.
What “For Free” Should Actually Include
A free repair is not only the fix itself.
Labour, Materials and Retesting
The repair, the parts and a functional retest should all be covered. That means running the water, testing the AC or checking the socket after the fix. There should be no call out fee for a defect inside the window.
Making Good What the Repair Disturbs
If they open a wall to fix a pipe, the wall, paint and tiles should be put back to match. Ask for this to be written on the job sheet.
A replacement tile with a visibly different shade is not a finished repair. It is a new snag.
Checking the Fix on Your Side
A follow up inspection confirms the work was actually done. It is booked as a separate visit; ask for the fee when you book. Read more about how we re inspect after the developer fixes snags.
When the Developer Can Fairly Say No
Who pays for snag repairs is not always the developer. Some refusals are fair, and knowing which ones makes your list stronger.
Wear and Tear, Misuse and Damage After Handover
Scuffs from movers, drains blocked by misuse, AC filters never cleaned and impact damage are not defects. The law covers defective installations, so damage after handover sits outside it.
This is why handover photos matter. They are your baseline.
Changes You or Your Contractor Made
Swapped light fittings, drilled curtain tracks and fit out work all change the picture. If a problem comes from a change you made, it is yours to fix. Keep that in mind, because it came up in Arjan too.
Apparent Snags Accepted in Writing at Handover
Visible snags you signed off as accepted can be harder to claim later. Hidden defects are a different matter. See what you can still claim after accepting the keys.
The Grey Zone: Cosmetic, Tolerance and Common Parts
These are the items that tend to get argued.
Cosmetic Versus Functional
“Cosmetic” is often used for items that are actually functional. A door that does not seal properly lets in dust and heat.
Ask one question: does it affect performance, durability, safety or the specification you paid for? If a developer pushes back, read our guide on when a developer calls a snag cosmetic.
Your Unit or a Common Part
Under Article 9 of Law No. 6 of 2019, your unit includes the internal connections serving it. Under Article 7(a)(6), pipes, wiring and conduits serving more than one unit are common parts.
Common parts go through the Management Entity and the Owners Committee. Many owners still call it the Owners Association. The developer may still be liable under Article 40 for the building, but the reporting door is different.
Practical Example: One Arjan Snag List, Sorted Into Three Columns
Back in Arjan, our inspector Farhan worked through the apartment room by room. A little over sixty items in total, most of them small.
Most of the list was ordinary. A door that did not close flush. A trap that wept slowly. A cool line on the thermal camera where water was sitting in an AC condensate pipe with the wrong slope.
One item was not the developer’s. During an early access visit, the owner’s brother had swapped the living room ceiling light for one he bought himself. The new fitting had a loose connection.
We sorted the report into three columns:
| Developer, free | Grey zone | Owner |
| Kitchen sink trap weeping | Paint waviness under low light | Swapped ceiling light fitting |
| AC condensate line slope | A tile lip near tolerance | |
| Balcony sliding door seal | ||
| Two loose socket faceplates | ||
| Grout gaps around the shower tray |
Each item was decided by three things: the evidence, the specification and the cause.
The developer accepted nearly all of the first column at no cost. The two grey zone items went back and forth as “within tolerance”, and one was eventually reworked. The light fitting was the owner’s to fix, and he was glad to know that before he argued about it.
One item on the list was not the developer’s, and we said so. That is usually the moment an owner starts trusting the rest of the report.
Not sure which column your snags belong in? Our engineers sort them in the report, so you argue only the ones worth arguing.
How to Make Sure Snags Get Fixed for Free
Free repairs depend on what you submit and when. For snagging after handover in Dubai, these steps help:
- Inspect before or at handover
- Submit one consolidated written list with photo references
- Describe each item as a defect against the specification, not a preference
- Keep the developer’s written acknowledgement
- Allow access, and ask for job sheets that include making good
- Recheck each item before you close it
During the year, report any new defect in writing as soon as you see it.
As our engineering manager, Eng. Mohammed Nadeem Maldar, says: “A detailed snagging report gives buyers the power to have problems fixed by the developer before they take the keys, at no extra cost to them.”
The repair is free. The evidence is the part nobody does for you. Book a handover snagging inspection and get a photo report within 24 hours.
What We Do on Site So the Repair Stays Free
Our handover snagging is a 250+ point inspection, usually 2 to 4 hours on site. We use thermal imaging, moisture meters and electrical testing equipment.
The report arrives within 24 hours, with rectification notes the developer’s team can act on. Our team are engineers, not technicians, and our inspectors are InterNACHI certified.
We take no commission from developers and we do not do repairs, so we have no reason to inflate the list.
Weeks later, we went back to Arjan for the follow up visit. Most of the first column was closed. The photo references made it quick, because nobody had to search for which socket or which grout line we meant. The brother joked that the light fitting was the cheapest lesson of the day.
A handover snagging inspection starts from AED 999 for a studio or one bedroom, excluding VAT.
Frequently Asked Questions
Does the developer have to fix snags for free in Dubai?
For most snags, yes. Under Article 40 of Dubai Law No. 6 of 2019, defective installations are covered for one year after handover and structural defects for ten years from the completion certificate. Damage after handover, your own changes and wear and tear are not covered.
Can the developer charge me for DLP repairs?
Not for genuine defects inside the window. Defective installations and structural defects are the developer’s cost under Article 40. The developer can fairly refuse damage after handover, misuse, wear and tear, or problems caused by changes you or your contractor made.
How long does the developer have to fix snags after handover?
The law sets a liability period, not a repair deadline. Ask the developer for a written schedule and keep every acknowledgement. If repairs stall or the developer says no, read our guidance on what to do next.
Will the developer fix cosmetic snags?
Often, if the item affects performance, durability, safety or the specification you paid for. Many items called cosmetic are actually functional, such as a door that does not seal. Finishes are usually covered in the developer’s warranty schedule and your SPA.
Can I hire my own contractor and send the developer the bill?
Do not assume you can. Talk to the developer first and get any agreement in writing. Take legal advice before spending money, because recovering the cost later is not automatic and can weaken your position.
Do I lose free repairs if I accept the keys?
No. The one year and ten year windows continue after handover. Visible snags you accepted in writing can be harder to claim, but hidden defects are a different matter. Report anything new in writing as soon as you find it.
Is a snagging inspection worth it if repairs are free anyway?
Yes. The repair is free, but finding the defect, proving it and naming it correctly is the part nobody does for you. Hidden issues like wiring faults, condensate line slopes or moisture behind tiles are easy to miss without instruments.
What if the developer offers money instead of fixing the snags?
Think it through before agreeing. A cash offer may not cover the real repair cost, and it usually closes the item for good. Get any offer in writing, compare it with a contractor quote, and take advice if the amount is significant.
Get the Evidence That Keeps Repairs Free
Developers fix snags for free in Dubai when the defect is real, specific and reported in time. That is exactly what the report gives you.
Book your handover snagging inspection: WhatsApp +971 50 602 1830 or email connect@primeinspections.ae. Studio and one bedroom from AED 999, excluding VAT, with the report within 24 hours. We hold a 4.9 star Google rating and cover all seven emirates.
Already have the keys? Free repairs do not end at handover.
