Handover Process Explained

When handover happens

Handover follows the completion certificate issued by the competent authorities. The developer must then register completed units in the names of buyers who have met their obligations (Law No. 13 of 2008, Article 8). Once you have paid what the sale agreement requires, the developer may not refuse to hand over or register your unit, even if you owe it money on something unrelated, and the DLD can register the unit for you if the developer refuses (Executive Council Resolution No. 6 of 2010, Article 7). For a ready resale property, handover simply takes place on transfer day.

The usual steps

• Completion notice from the developer, with the final amount due and the documents needed.
• Final payment into the project escrow account, plus any charges the SPA sets for handover.
• Inspection of the unit (snagging), and a written list of defects for the developer to fix.
• Signing the handover documents and receiving keys and access cards.
• Registration in the main DLD register and an electronic title deed, which you can view in the Dubai REST app.

Snagging and the defects you can still claim

Snagging is market practice, not a legal term. Inspect everything, or pay an independent inspector, and get the developer's written acknowledgement of each item. The law continues to protect you after you take the keys:

• Defective installations: the developer must repair or replace them for one year from handover (Law No. 6 of 2019, Article 40).
• Structural defects: the developer is liable for ten years from the project's completion certificate (same article).
• 5% of the project escrow account is kept back until one year after the units are registered, as a guarantee that defects are fixed (Law No. 8 of 2007, Article 14; DLD FAQ).
• If the unit is unfit for use because of material construction defects, you may ask the court to end the contract (Executive Council Resolution No. 6 of 2010, Article 20).

Check the area and the charges

• Registration uses the unit's net area. If it is more than 5% smaller than the SPA states, the developer must compensate you (Executive Council Resolution No. 6 of 2010, Article 13).
• The developer may not charge fees on the sale beyond administrative costs the DLD has approved (Law No. 13 of 2008, Article 7). Ask what each handover charge is for.
• From handover you pay your share of the building's annual service charges (Law No. 6 of 2019, Article 25). Dubai REST shows service charge data.

Utilities and moving in

Apply to DEWA to activate electricity and water in your name. Its website lists the documents and security deposit it currently asks owners for. Ejari registration applies only if you rent the unit out, not to an owner moving in.

Handover checklist

• Confirm the completion certificate has been issued before paying the final balance.
• Check the final payment goes to the escrow account in your SPA.
• Measure or check the net area against the SPA.
• Get a signed snag list and agreed repair dates before or at key handover.
• Diary the one-year date for installation defects.
• Check the title deed shows your name and the correct unit.

Frequently asked questions

Sources

• Law No. 13 of 2008 Regulating the Interim Real Property Register, Articles 7 and 8
• Executive Council Resolution No. 6 of 2010, Articles 7, 13 and 20, in Dubai Land Department, Dubai Real Estate Legislation
• Law No. 6 of 2019 Concerning Ownership of Jointly Owned Real Property, Articles 25 and 40
• Law No. 8 of 2007 Concerning Escrow Accounts for Real Estate Development, Article 14
• Dubai Land Department, Frequently Asked Questions
• Dubai Land Department, Dubai REST
• Dubai Land Department, Electronic Title Deed guide