Snagging and handover: the checks that matter in this climate

Include services, moisture and safety checks alongside paint and finish defects.

Record cosmetic defects as well as problems with services, moisture and installation. An inspection should cover both visible finishes and accessible building systems.

Snag before you accept the property and before your own contractor starts work. Once works begin, distinguishing a developer defect from damage caused by your contractor becomes an argument you will probably lose.

Climate-related defects to look for

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Condensation on cold surfaces. Check window reveals, stone sills, ceiling soffits and any wall behind a fitted wardrobe for damp, tide marks or staining
Mould on internal faces of external walls. Especially at corners, lintels and slab edges, and behind any built-in furniture
Cold bridges. Feel the wall temperature at junctions. A cold patch may indicate condensation risk; compare surface temperature with the actual dew point
Timber movement. Gaps in flooring, doors that have swollen or that no longer close cleanly, joinery that has pulled away from a wall
Corrosion on external metalwork. Balustrade fixings, external light fittings, door hardware on terrace doors, balcony screens
Sealant failure. Perimeter seals at windows and doors, and any external joint that has cracked or debonded
Waterproofing. Balcony and terrace falls, drain outlets, staining on ceilings below wet areas

Services — open things and look

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Extraction route. Ask the inspector to confirm the designed discharge route in each bathroom and the kitchen. A fan that discharges into a void moves moisture somewhere it will condense
Condensate drains are clear and graded. Run the air conditioning and watch the drain. Staining on a ceiling below a unit means a blocked or badly graded line
Air conditioning balance. Every room should reach temperature. Ask an HVAC technician to investigate settings, capacity and air distribution if a room does not cool
Return air path. With a door closed and the extract running, air must be able to get in. Check for undercut doors or transfer grilles
Electrical distribution. Ask a qualified electrician to check board capacity, circuit protection and labelling; do not open or test live equipment yourself
Water pressure and drainage. Test every outlet and every drain at the same time, and check the hot water recovery
Photograph everything inside the ceiling voids. This is the only cheap opportunity you will get

Build quality

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Floor flatness. A straight edge across large-format tile shows lippage that your feet will find within a week
Tile hollows. Tap for voids behind tiles, especially at edges and corners — a hollow tile cracks under point load
Grout consistency. Colour variation and cracking both indicate a rushed installation or movement in the substrate
Joinery alignment and edge banding. Doors square, gaps even, no lifting edge band
Paint and plaster. Rake a torch across every wall in the evening; it shows undulations that flat daylight hides
Doors and windows. Operation, seals, closers, and whether they stay put when left open
Silicone and sealants. Even beads, correct product for the substrate, no gaps at junctions

Handover documents to collect

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Building completion certificate or equivalent final approval
As-built drawings, including MEP — these differ from the design drawings in almost every project
Warranties and guarantees, with the start dates and the claim process written down
Operation and maintenance manuals for plant, appliances and systems
Finishes schedule confirming what was actually installed, with product names
Serial numbers and model details for air conditioning, appliances and any smart-home equipment
A closed defects list, signed by both parties, with dates for any outstanding items
Confirmation of the defects liability period and what it covers

Watch out

Follow the retention and payment terms in your contract. Record outstanding defects, responsibilities and completion dates; obtain professional advice if payment or acceptance is disputed.

How to run the inspection

Go in the evening with a torch, or on an overcast day. Raking light reveals surface defects that bright daylight hides.
Work room by room and wall by wall, in the same order every time, so nothing is skipped.
Mark defects on the property itself with tape, and photograph each mark in context.
Run every tap, flush every WC, switch every light, operate every door and window.
Run the air conditioning for at least an hour and then check the condensate drains and the room temperatures.
Have the inspector open only panels they are authorised and qualified to inspect.
Produce one numbered list with a photograph per item, and require a signed response with dates.

If the property is a resale rather than a new handover, the same list applies with more weight on services and less on cosmetic finishes — see the resale advice in the Emirates Hills guide for why services dominate that decision.

Sources for this page

Torch beam raking across a plastered wall during inspection

Coloured tape marks flagging snags on a finished wall and skirting