One of the most thrilling periods of any real estate journey is receiving the keys to your brand-new Dubai apartment. However, the truth is, there are dozens of hidden defects in new build apartments that aren’t spotted by most buyers, even at handover, in luxury developments everywhere in Downtown Dubai, Dubai Marina and the Dubai Business Bay. The professional inspection data for 2026 shows that the average number of defects in a one-bedroom apartment in Dubai is 45-75, and a two-bedroom apartment can have up to 90 defects. And if they are forgotten before they move in, they’re all yours to fix if they are found after they move in.
That is exactly why snagging inspections exist—and exactly why Dubshy is here.
In this guide, we take you through the 10 most common defects that are typically found in Dubai’s new build apartments and explain the causes and importance of these, and how to be sure they are corrected before signing for the handover.
What Is a Snagging Inspection and Why Does It Matter in Dubai?
A snagging inspection is a professional inspection of your new home conducted before or at handover time, room by room. Every surface, system, and fitting is inspected by a certified inspector, and any that do not meet Dubai’s construction quality standards are recorded.
UAE law stipulates that defects reported during the Defect Liability Period (DLP) of one year after handover must be resolved. The UAE Decennial Liability Law extends developers’ liability for structural defects to 10 years. Miss these windows, and you lose your legal right to claim free rectification.
This is not just about cosmetics. Real snagging issues affect your safety, your comfort, your energy bills, and your long-term property value.
The 10 Most Common Defects Dubai New Build Apartments
Paint Defects and Poor Wall Finishing
This is the single most reported defect across Dubai’s new-build market, and it shows up in virtually every inspection. Buyers often accept poor paint quality as “minor,” but it is actually a strong indicator of overall workmanship standards.
Common paint-related issues include:
- Uneven paint coverage with patchy or streaky sections
- Paint drips, roller marks, and overspray on ceilings
- Cracked or hollow wall plaster beneath the paint
- Incorrect paint color or finish in certain rooms
- Flaking paint near windows and bathroom edges due to poor preparation
These issues are quick to fix when reported during DLP — but if you move in without flagging them, they become your problem and your expense.
Tile Lippage, Hollow Tiles, and Cracked Flooring
Among the finishing works in a construction project, tiling the floor and wall is one of the more complex tasks that requires some level of skill, and Dubai inspections often find significant problems with this. Lippage of Tiles is when one edge of one tile is higher than the other adjacent tiles. It’s not only a tripping hazard but also a messy floor finish.
Hollow tiles are no exception either. Air pockets will occur under tiles if there is poor bonding to the substrate. These tiles break down from foot traffic, absorb water and eventually pop up and off, which can lead to damage to other tile areas.
Watch for:
- Hollow sound when tiles are tapped
- Visible height differences between tiles (lippage)
- Cracks at the grout lines or at the edges of the tiles
- Tiles that are not tight in wet rooms, such as bathrooms or kitchens
Plumbing Leaks and Water Pressure Problems
One of the most costly issues in new construction is plumbing problems. A drip under a bathroom sink or a leak around a pipe joint can cause significant water damage, mold growth, and structural damage in just a few months.
Another very common complaint in Dubai apartments is low water pressure, which can result from fitting pipes that are too small, installing fixtures too deeply, or any pressure regulator failure at the time of installation.
Some of the more common plumbing issues are:
- Leaks in the kitchen and bathrooms under the sink.
- No tight-fitting or sealing of sanitary fittings.
- Suggest ways to fix plugged drains and slow-running fixtures
- Damaged toilet flushing systems.
- Proper waterproofing is lacking in wet areas.
HVAC and Air Conditioning Faults
In Dubai, air conditioning is not a luxury — it is an absolute necessity for roughly nine months of the year. Yet HVAC defects are among the most frequently reported issues in new-build apartments, and they can be among the most expensive to fix after handover.
One documented case from Dubai Marina involved a faulty AC drainage system that caused AED 12,000 in internal masonry damage before it was even discovered. By the time most owners notice the problem, significant secondary damage has already occurred.
Common HVAC defects include:
- Incorrectly sized AC units for the room dimensions
- Blocked or poorly installed condensate drainage lines
- Inadequate ductwork insulation leading to energy loss
- Units failing to reach set temperatures
- Noise, vibration, or uneven airflow from indoor units
A certified AC snagging inspection — like the one Dubshy provides—tests every unit under load conditions to catch these issues before handover.
Electrical Faults and Non-Compliant Wiring
Electrical defects in new-build apartments are more common than buyers expect, and some of them carry genuine safety risks. Non-functional sockets, incorrectly labelled circuit breakers, loose switches, and faulty light fixtures are all reported regularly across Dubai inspections.
More serious issues include:
- Exposed or incorrectly terminated wiring
- Overloaded circuits without adequate protection
- Circuit breakers that trip under normal load
- Missing or damaged electrical cover plates
- Non-compliant installations that fail UAE DEWA standards
These are not cosmetic issues. Electrical faults that go undetected post-handover create fire risks and can complicate future property sales or tenant tenancies.
Door and Window Misalignment
Doors and windows that do not open, close, or seal correctly are among the most visible quality failures in a new build—yet they are still found in the majority of Dubai snagging inspections. They are caused by poor installation, rushed joinery work, or building settlement after construction.
Key issues to check:
- Doors that do not close flush or drag against the frame
- Loose door handles, damaged hinges, or faulty lock mechanisms
- Scratched or dented door surfaces from construction traffic
- Window frames that are misaligned or difficult to operate
- Broken window seals are causing condensation between double-glazed panels
- Air gaps around window frames allow heat and dust ingress
In Dubai’s climate, a poorly sealed window is not just uncomfortable — it significantly increases your cooling costs every month.
Structural Cracks in Walls and Ceilings
Some cracks are more serious than others. In new construction, small cracks in the line of the material can be noticed, which are usually due to the shrinkage of the material and can easily be repaired. Cracks greater in size, especially those running diagonally across walls, along joints in the structures, or that reappear time and time again after plastering, are more likely to be serious problems.
Dubai’s climate, with its high temperatures and humidity, as well as the quick pace of construction projects, often leads to structural settling at a more accelerated rate and with greater visibility compared to cooler climates. Be aware that if the purchaser takes a house with known cracks and doesn’t document them, should the cracks prove to be a big issue later on, the buyer has very few options.
Inadequate Waterproofing in Bathrooms and Balconies
Waterproofing problems are a prevalent concern in the new constructions of Dubai but are overlooked. The issue is not always present but is typically detected weeks or months after moisture has seeped through the building material, traveled through the building, and resulted in water stains, mold growth, and/or damage to the lower-level ceiling.
Inspection data in Dubai always shows that bathrooms, balconies and roof terraces are the most important areas. The most common causes are thin waterproofing membranes and wrongly installed or no membranes in the joints and corners.
Poor Carpentry and Built-In Furniture Quality
In a new-build apartment, the fitted wardrobes, kitchen cabinets, built-in storage, and vanity units are all included in the rent. However, a high percentage of carpentry defects are still being observed in Dubai inspections, from the cosmetic level to the extent that the unit is completely unsuitable for use.
The typical carpentry faults are:
- Replacing Warped or Misaligned Cabinet Doors
- Soft close or missing hinges, runners
- A poor fit of countertops with gaps that can be seen or a poor silicone seal.
- Scratches, dents, and surface damage due to construction activity.
- Kitchen cupboards that won’t shut or move away from the wall.
Fire Safety and Mechanical System Deficiencies
This is likely the most serious of all the defects—and this is the one that a buyer would least likely look into. Common fire safety issues in new construction projects in Dubai encompass non-existent or malfunctioning smoke alarms, fire doors not closing on their own, obstructed fire exits, and misconfigured suppression systems.
In addition, professional inspections regularly highlight general mechanical issues like defective intercom or access control devices, broken extractor systems and ventilation fans.
The developer will need to address these items within the regulatory requirements of UAE during the DLP.
Why You Should Never Do a Self-Inspection in Dubai
The urge to go through your new home and think nothing of it is strong. But the more serious problems, such as HVAC drainage problems, hollow tiles, waterproofing gaps, and wiring problems, are just not visible to the average person. There are tools that will locate problem areas that no walkthrough can detect, such as thermal imaging, moisture meters, pressure testing equipment and level gauges, which are all used by professional snagging engineers.
Dubshy’s certified team has completed over 15,000 inspections across Dubai. Our engineers are RERA and InterNACHI certified, and every report is delivered in a clear, photographic format that you can submit directly to your developer for rectification.
How Dubshy Can Help You
At Dubshy, we offer comprehensive snagging and property inspection services tailored specifically to Dubai’s real estate market. Whether you are accepting a new handover, approaching the end of your DLP, or purchasing a resale property, our team identifies every defect — big or small — before it becomes your financial problem.
Our services cover:
- New handover snagging inspections
- End of Defect Liability Period (DLP) inspections
- Plumbing, electrical, HVAC, and civil inspections
- Bathrooms, kitchens, flooring, carpentry, and finishing checks
- Full snagging report delivered within 24 hours
Contact Dubshy today at +971 5889 90456 or visit dubshy.com to book your inspection.
FAQs
How many defects are typically found in a new Dubai apartment?
Using 2026 inspection data, 45-75 defects are being found on average in a one-bedroom apartment and up to 90 in a two-bedroom apartment. Most buyers don’t notice 35 or more issues that are commonly revealed in most studios.
Does Dubai law require developers to fix defects after handover?
Yes. UAE law requires developers to address non-structural defects during a Defect Liability Period (DLP) of one year for free for the buyer. The UAE Decennial Liability Law protects against structural defects for up to 10 years.
Can I carry out a snagging inspection myself?
A simple visual inspection can be performed, but it can also be carried out using specialist equipment such as thermal imaging cameras, moisture meters, and pressure gauges, which will detect defects that cannot be seen with the naked eye. Any self-inspection is going to be incomplete.
When is the best time to book a snagging inspection in Dubai?
The best time is before the formal acceptance from the developer. In addition, the inspections to be carried out during the DLP (first year after handover) are also crucial: any defects found will be recorded, and the developer will have to cover the repair cost.
What happens if I find defects after my DLP has expired?
Most of the non-structural repairs pass to the owner once the DLP has expired. The 10-year decennial liability still applies to structural defects. That is why having a professional inspection before the DLP’s expiration is imperative.
Conclusion
Dubai’s property market is booming, and new-build apartments are being handed over faster than ever. But speed in construction often comes at a price—and that price is paid by buyers who accept their keys without a professional inspection. From paint defects and tile lippage to HVAC failures and fire safety gaps, the 10 defects outlined in this guide are found in the majority of Dubai’s new builds every single year.
The good news is that all of these are fixable—but only if they are identified and reported during your Defect Liability Period. Once that window closes, the cost is yours to carry.
Dubshy exists to make sure that never happens to you. With over 15,000 completed inspections, RERA and InterNACHI certification, and a team that knows Dubai’s construction standards inside out, we give every buyer the confidence they deserve at handover.
📲 Book your snagging inspection today — visit dubshy.com or call +971 5889 90456.
