How Property Snagging and a Snag List Saved a Buyer Over AED 45,000
In Dubai’s fast-paced property market, even minor defects can turn any investment into a costly problem. This is where property snagging comes in, to catch these issues early on, ensuring your property is truly move-in ready before you take ownership.
To uncover the most common pitfalls and insider secrets, we sat down with Naveed Sarwar, a seasoned snagging inspector from Dubai Property Snagging who has seen it all on Dubai’s property sites.
“Property check isn’t just about finding hidden defects,” explains Abdul, “It’s also about converting these defects into actionable evidence for negotiations and protecting the buyer’s investment.”
Let’s dive into Abdul’s world of property snagging and reveal some insights that could save you time, money, and frustration.
1. Can You Share Examples Where Property Snagging Saved Buyers From Costly Mistakes?
A client was ready to close on a 5-bedroom villa in Arabian Ranches. On the surface, everything looked flawless but our InterNACHI certified inspectors uncovered a few critical issues during the property check:
- Failed roof waterproofing that would have eventually led to significant water damage
- Damaged insulation in the AC ducts
- A hidden water leak concealed within a wall near the kitchen
Outcome:
• Repair Costs: Over AED 65,000 to address the defects, including roof repairs, duct replacements, and leak remediation.
• Negotiation Leverage: With our snag list, the buyer secured a AED 45,000 price reduction and compelled the seller to resolve major snags before handover.
2. What Are the Most Common Defects You Find in New Properties?
Leaks, AC inefficiencies, poor waterproofing, worn-out electrical fittings, and tile cracks are frequently found.
Keep in mind, many defects are hidden. Insulation issues or weak drainage slopes can easily be missed without professional equipment and experience.
3. What Percentage of New Properties Typically have Significant Issues that would Affect Value?
Around 70% of new properties have at least one issue that can affect value or usability.
4. Do You Help Negotiate with Developers to Fix Identified Issues?
Absolutely, we assist buyers with technical documentation that helps in negotiating repairs or replacements with developers. We also assist with re-inspections and escalation, even after handover.
Let me give you an example.
An off plan property buyer called us for a final property inspection. We found live wires in the kitchen, missing circuit breakers, cracked door frames, and no silicone sealant around windows, posing a serious safety risk. Most buyers would’ve missed these during a walk through.
Outcome: We provided a flagged snag list of “high-risk” defects and helped buyer escalate to the developer’s QA team. Fixes were completed within 10 days of report submission.
5. How Does Hiring a Property Snagging Company Help Buyers Hold Developers Accountable for Fixing Defects Before Handover?
We use certified tools to hold developers accountable for construction defects.
We also use Spectora software to generate snag reports that are easy for buyers and developers to understand.
Our independent assessment creates leverage during the handover process, and our presence ensures fixes are documented and tracked until resolved.
Real Case Study: Downtown Dubai Apartment
In a luxury 2-bedroom apartment, we identified several critical issues that would have been costly to fix post-handover:
- AC vents delivering uneven airflow
- Incorrectly installed tiles
- No slope in the bathroom floor, causing water pooling
Using our specialized tools (thermal cameras, slope meters, and endoscopes), we documented each defect with precise measurements and visual evidence.
Outcome: Buyer used our snag report to delay handover until all issues were resolved. The developer systematically implemented our recommendations, as our detailed snag list left no room for dispute about the existence or severity of the problems.
6. In Your Experience, How Often Do Developers Agree to Fix Issues Identified From Your Property Check Before the Buyer Takes Possession?
About 80% of the time, especially when backed by a detailed snag report.
7. What Should the Buyer do After Getting a Property Snagging Report?
For brand new homes and off plan property, submit the snag list to your developer immediately. Follow up with proof of correspondence and timeline for rectification.
For resale, use the snag list to negotiate price reduction or request repairs from the seller before transfer.
Tip: Always document all property check in writing, use a property snagging report to support claims, and never rush to sign off before resolution.
