What is snagging? A complete guide to property snag lists in Abu Dhabi

Snagging is the inspection you carry out on a new property before accepting the keys, while a snag list details every defect in the unit so the developer can fix them before the handover. This guide explains what belongs on a snag list, how the warranty periods work, and how to run the inspection step by step.

Key takeaways

• Snagging is the pre-handover inspection that finds defects in your new Abu Dhabi property before you accept the keys, ensuring your right to free developer repairs
• A snag list groups every issue by location and category, such as paintwork, plumbing, electrical, and air conditioning, with a priority rating for each
• General finishes and installations carry a one-year warranty under Abu Dhabi’s Law No. 2 of 2025, while structural defects carry a 10-year decennial liability period under the UAE Civil Code
• Buyers can self-inspect or hire a certified snagging engineer. Larger villas and first-time buyers usually get more value from a professional inspection

What is snagging?

Snagging is the process of inspecting a newly built or recently completed property to identify defects, unfinished work, or details that do not match the agreed specification before the buyer formally accepts the unit. A defect found during this process is called a “snag”, and every snag gets logged, photographed, and passed to the developer for repair.

In Abu Dhabi, this inspection typically happens after the developer issues a Unit Inspection Invitation and before the buyer signs the handover acceptance form, since signing confirms that the buyer accepts the property in its current condition.

Snagging covers everything from cosmetic issues such as uneven paint to functional faults, like a door that will not close or a socket that does not work. The inspection also flags and handles anything that threatens the building’s structure, such as a crack in a load-bearing wall, under separate, longer-term liability rules. Typically, buyers should identify every defect while there is still time to have it fixed for free.

What is a snag list?

A snag list is the written record of every defect found during a snagging inspection, so the developer can locate, verify, and fix each item. A good snag list typically includes:

• Item description: What the defect is, in plain language
• Location: The exact room or area, such as “master bedroom, north wall”
• Category: Paintwork, plumbing, electrical, AC, structural, and so on
• Priority level: Cosmetic, functional, or structural, so urgent items get fixed first
• Photographic evidence: A timestamped photo of each defect
• Status: Open, in progress, or resolved, updated after each re-inspection

Submit the snag list to the developer in writing, ideally before signing the handover acceptance form. A verbal notice with no written record is difficult to enforce once the one-year warranty begins.

What kinds of defects appear on a snag list?

Defects on a snag list generally fall into ten categories, from cosmetic touch-ups to issues that affect the building’s safety. The table below shows common examples and how urgently each type typically needs attention.

Abu Dhabi’s climate makes two categories worth extra attention: air conditioning and waterproofing. AC faults and water ingress are among the most commonly reported post-handover issues in new-build properties, and both are harder to trace once furniture and finishes are in place.

When should snagging take place?

Snagging should take place in three phases: the pre-handover inspection, the handover-day walkthrough, and ongoing checks during the defect liability period. Each phase catches different issues, so skipping one means that a defect may go unclaimed.

• Pre-handover inspection: Once the developer issues the Unit Inspection Invitation, the buyer (or their appointed engineer) walks through the completed unit and logs every visible defect before signing anything
• Handover-day walkthrough: A final check against the snag list submitted earlier, confirming which items were fixed and which remain open. Only sign the acceptance form once this is clear, or note any outstanding items on the form itself.
• Defect liability period checks: Issues that surface after moving in, such as an AC unit that stops working effectively, remain the developer’s responsibility for one year from handover. Log these in writing as soon as they appear.

What are the usual developer warranty periods in Abu Dhabi?

Abu Dhabi developers carry two separate warranty periods: one year for general finishes and installations, and ten years for structural defects. These run on different time periods and different legal bases, so it helps to know which one applies to a given defect.

Developers also retain 5% of the total construction cost from the date of the Taking Over Certificate, which is only released once ADREC confirms every reported defect has been resolved. This retention gives buyers a financial backstop on top of the legal warranty.

Step-by-step guide to a snagging inspection in Abu Dhabi

• Step 1: Wait for the Unit Inspection Invitation. The developer notifies buyers once the unit is ready for inspection, ahead of formal handover.
• Step 2: Choose your inspection route. Decide whether to self-inspect or bring in a certified engineer, based on the property’s size and your own familiarity with construction defects.
• Step 3: Inspect room by room, in daylight. Work through the property in a fixed order (entrance, living areas, kitchen, bedrooms, bathrooms, balcony, and utilities) using natural light, which shows uneven paint and surface defects more clearly than overhead lighting.
• Step 4: Test every fixture and system. Run taps, flush toilets, open and close every door and window, test sockets and switches, and run the AC on cooling mode for at least ten minutes.
• Step 5: Document everything in writing. Log each defect with a description, location, category, and photo, and compile it into a single written snag list.
• Step 6: Submit the snag list before signing. Hand the snag list to the developer in writing before signing the handover acceptance form, or note any outstanding items directly on the form.
• Step 7: Track repairs and request a re-inspection. Confirm each item is fixed to standard before considering the snag list closed, and keep records in case an issue resurfaces during the one-year warranty.

Should you carry out snagging yourself or hire a professional?

Both options work. A self-inspection saves cost, but a professional inspection uses specialist tools that catch defects that a visual check will miss, such as hollow tiles or reversed electrical polarity.

Snag list template: What to check in each area

Use the checklist below as a starting point for your snag list, area by area.

Entrance and hallway

• Front door closes, locks, and seals properly
• Intercom or smart lock system functions correctly
• Flooring is level with no chips or loose tiles
• Wall and ceiling paint is even, with no cracks near the door frame

Living and dining areas

• Walls and ceilings are free of cracks, damp patches, or uneven paint
• Windows open, close, and lock smoothly, with intact seals
• Electrical sockets, switches, and light fittings all work
• AC vents cool evenly across the room

Kitchen

• Cabinet doors and drawers align and close fully
• Countertops are free of chips, scratches, or uneven joints
• Sink, taps, and drainage work with no leaks
• Included appliances power on and function as expected

Bedrooms

• Wardrobe doors and sliding tracks move freely
• Windows and blinds or curtain tracks are properly fitted
• Flooring is level, with no gaps at the skirting
• AC unit cools the room, and the remote control responds

Bathrooms

• Shower and bath areas are fully sealed with no gaps in the grouting
• Taps, shower heads, and drainage work with no leaks or low pressure
• Toilet flushes correctly and is fixed securely to the floor
• Extractor fan or ventilation system operates

Balcony or terrace

• Railings are secure with no loose fittings
• Flooring drains properly with no pooling water
• Waterproofing at joints and edges is complete
• Outdoor lighting and sockets, if included, are weatherproofed and functional

Utilities and building systems

• The main electrical panel is correctly labelled with no exposed wiring
• Water heaters and main shut-off valves are accessible and functional
• Smoke detectors and safety systems are installed and operational
• Any shared building systems named in the SPA, such as building management access, are in place

Common snagging mistakes to avoid

• Signing before inspecting: Accepting handover before snagging weakens any later claim, since signing is generally treated as accepting the property’s condition
• Reporting defects verbally only: A verbal comment to a site representative is hard to enforce. Always submit the snag list in writing.
• Inspecting in poor lighting: Overhead lighting hides uneven paint and surface defects that daylight reveals immediately
• Overlooking AC and waterproofing: These are the two defect types most likely to cause expensive damage if missed, given Abu Dhabi’s climate
• Treating self-inspection as sufficient for a villa: Larger properties have more systems and more places for defects to hide, which is where a professional inspection tends to pay for itself
• Not requesting a re-inspection: Confirm that every reported item has actually been fixed to standard before treating the snag list as closed

Buying a new property in Abu Dhabi? Start with a developer you can trust

The best protection against a long snag list is choosing a developer with a strong track record of delivery and quality control. Modon is an Abu Dhabi government-backed developer, listed on the Abu Dhabi Securities Exchange and backed by ADQ, one of the emirate’s sovereign wealth funds. That alone gives buyers a level of financial and delivery certainty that is difficult to match with privately owned developers.

Across its master planned communities on Hudayriyat Island and Al Reem Island, Modon builds to consistent construction and quality standards, backed by the scale to follow through on post-handover obligations. Explore Modon Properties to see current and upcoming communities across the capital, including Al Naseem Community and Nawayef West on Hudayriyat Island.

What snagging means for your move-in

Now that you understand what snagging is and how Abu Dhabi’s warranty periods work, handover will feel more certain. Snagging is the buyer’s main safeguard between handover and the day-to-day reality of living in a new property.

A written snag list submitted before you sign the acceptance form makes a defect an enforceable repair rather than a dispute, creating a clear record of the defects that need to be addressed. Combine that with an understanding of Abu Dhabi’s one-year and ten-year warranty periods, and you can confidently go into handover knowing exactly what you can ask the developer to fix and by when.

If you’re planning a purchase, read Modon’s guide to buying property in Abu Dhabi for a wider look at the buying process, from reservation to handover.

FAQs about what is snagging in Abu Dhabi

What is a snag list?

A snag list is the written record of defects found during a snagging inspection. It lists each issue’s location, category, priority, and supporting photo so the developer can locate and fix it.

When should one carry out a snagging inspection in Abu Dhabi?

Carry out the main snagging inspection after the developer issues the Unit Inspection Invitation and before signing the handover acceptance form, then continue checking for issues throughout the one-year defect liability period.

How long does a snagging inspection take?

A typical apartment inspection takes two to four hours, while a villa can take a full day, depending on the number of rooms, outdoor areas, and building systems to check.

Should you hire a professional snagging inspector?

Hiring a professional is best for villas, first-time buyers, or anyone who wants a documented, developer-ready report. Certified inspectors use tools such as thermal cameras and moisture meters to catch defects that a visual check typically misses.

References

1. Abu Dhabi Real Estate Centre. (2026). Developer journey: Project development and handover. ADREC.
2. DLA Piper. (2026). Limitation period in United Arab Emirates: Abu Dhabi. DLA Piper REALWORLD.
3. Property Snagging. (2026). Dubai vs Abu Dhabi DLP: What property owners need to understand.
4. Abu Dhabi Off-Plan. (2025). Abu Dhabi handover rules for off-plan property buyers 2025.
5. RealKeyPer. (2026). Property inspection in the UAE: Cost and process.