This guide gives you a practical snagging checklist: what to inspect, the most common defects, how to document issues, and how to negotiate fixes effectively.
The Trading Immo Rule
Snagging is not “detail work.” It’s risk management. The faster your unit becomes rent-ready at the correct standard, the stronger your cashflow and liquidity.
When Snagging Happens (Simple Timeline)
Typical sequence: Handover notice → Inspection appointment → Snagging report → Developer fixes → Re-inspection → Acceptance/completion.
Important: once you “accept” handover, your leverage decreases. That’s why your snagging method matters.
Before You Arrive: What to Bring
Keep it simple but professional: phone with high-resolution camera and storage, measuring tape, small flashlight, charger/power bank, snagging checklist (printed or digital), sticky notes/painter’s tape (optional), a small marble/ball (for floor slope checks), and a basic plug tester (optional).
If you can, bring a snagging professional. If not, the checklist below is designed for you to still catch most problems.
The Snagging Checklist (Room-by-Room)
1) Entry, Walls, Paint, and Finishes
Inspect paint quality (patches, uneven finish, stains), cracks (hairline vs more serious-looking—note both), wall alignment, skirting boards (gaps, poor joins, loose sections), and door frames (scratches, chips, misalignment). Common defects: visible touch-ups, hairline cracks near corners, skirting gaps and uneven finishing.
2) Floors and Tiles
Inspect tile alignment, consistent spacing, hollow tiles (tap lightly—hollow sound suggests poor bonding), cracks/chips, floor slope using a marble/ball, and finishing edges/expansion joints. Common defects: hollow tiles, uneven grout lines, chips at corners/edges.
3) Windows, Sliding Doors, and Seals
Check smooth opening/closing, lock alignment, rubber seals for gaps, scratches on glass, signs of water leakage (stains, damp corners), and basic noise insulation perception. Common defects: poor sealing, misaligned sliders, scratched panes.
4) Kitchen (Cabinets, Countertops, Appliances)
Check cabinet alignment, hinge security, soft-close, drawer smoothness, countertop chips/cracks/stains and silicone sealing, sink drainage and leaks under sink, and basic appliance function if included. Common defects: loose hinges, uneven doors, poor silicone around sink/counter, leaks under sink.
5) Bathrooms (Most Defects Appear Here)
Check water pressure and temperature stability, drainage speed in sink/shower, shower glass seals (leak risk), silicone finishing, toilet flush/refill, grout gaps/cracks/discoloration, and ventilation fan function. Common defects: slow drainage, leaking shower seals, poor silicone, loose fixtures.
6) Plumbing and Water Leakage Checks
Inspect under-sink cabinets for moisture, water heater access/installation if visible, any exposed connections, and any damp smell or stains. Simple test: run water in kitchen and bathrooms for a few minutes, then re-check under all sinks.
7) Electricity, Switches, and Sockets
Test all light switches, sockets (at least with a phone charger), and check for buzzing sounds or loose plates. Common defects: loose sockets, poor finishing around plates, miswired switches (rare but important).
8) AC / Cooling (Critical in Dubai)
Test thermostat responsiveness, that AC turns on and cools reasonably, any unusual smells/noise, and airflow strength in each room. If the unit isn’t fully commissioned yet, confirm status and expected commissioning timeline. Common defects: weak airflow in one room, noisy vents, thermostat issues.
9) Balcony / Terrace
Check floor slope and drainage, drain blockage risk, railing stability, tile quality/finishing, and potential leakage points near the balcony door. Balcony defects can cause water intrusion—document them thoroughly.
10) Doors, Handles, Locks
Check each door opens/closes smoothly, handles are tight, locks function properly, and main entrance sealing/alignment. Common defects: misaligned doors, loose handles, scratched surfaces.
The Top 10 Defects to Watch (High Impact)
- Water leaks (under sinks, shower seals, balcony door seals)
- Slow drainage (bathrooms and balcony)
- Hollow tiles (floors and bathroom walls)
- Window/door sealing gaps (leakage and noise)
- AC issues (weak cooling or airflow)
- Poor silicone finishing (bathrooms and kitchen)
- Cracks in walls/ceilings (document even hairline)
- Misaligned cabinetry and doors
- Electrical socket issues (loose/non-working)
- Defective fixtures (toilet flush, taps, shower handles)
How to Document Snagging Properly (So It Gets Fixed)
For each issue, record: location (room + exact area), defect description (clear and short), photos (wide + close-up), severity (cosmetic/functional/safety), and requested fix (replace/reseal/repaint/realign).
Example: “Bathroom 2 – shower glass seal (bottom right): water leakage visible. Request resealing and water test confirmation.” Avoid vague notes like “bad finishing.” Be precise.
How to Negotiate Fixes (Practical Strategy)
Negotiate by being methodical, not emotional.
1) Prioritize rent-readiness defects first
Focus on leaks, AC issues, drainage problems, electrical faults, and major tile defects. These block rentals and reduce tenant confidence.
2) Don’t accept handover as “complete” if key items are unresolved
If major issues exist, insist on written commitment with timeline, a re-inspection date, and clear responsibility.
3) Ask for timelines, not promises
Request fix schedule, responsible party, a reference number for your snag list, and follow-up process clarity.
4) Keep communication professional and written
Email or official channels are best; WhatsApp can be used for speed, but confirm key agreements in writing.
5) Use re-inspection strategically
Re-test drainage, shower seals, under-sink leaks, and AC airflow. If something is patched rather than fixed, document again.
The Biggest Mistake at Handover
Accepting the unit quickly because you want progress, and assuming defects are “small.” Small defects become big delays when you’re remote, want to rent immediately, or multiple issues accumulate into a poor tenant experience. Trading Immo rule: you don’t want a “delivered unit.” You want a “rent-ready unit.”
Should You Hire a Professional Snagging Company?
If you’re a non-resident or the unit is high value, professional snagging often pays for itself—especially for larger units, premium finishes, buyers who can’t re-inspect multiple times, or investors who need fast rental setup.
