Inspections & handover
Home inspection before buying in Dubai: a checklist
What to inspect in a resale apartment or villa in Dubai before the transfer, which records to ask for, and what a home inspection costs.
Why inspect before the transfer?
The sale of a resale home in Dubai is registered with the Dubai Land Department at a Trustee office, with the Emirates ID or passport of both parties, and in freehold areas a no-objection certificate from the developer. None of these steps checks the condition of the home.
Once the transfer is registered, the home and any repairs it needs are yours. An inspection before that date gives you findings you can raise with the seller while the price and the terms can still be discussed.
What to inspect in a resale apartment or villa
A resale home has been lived in, so look for wear, past leaks and equipment near the end of its life, not only for finishing defects.
- AC: does every unit cool, drain and run quietly, and when was it last serviced?
- Water heater and plumbing: hot water, pressure, drainage and any leaks under sinks.
- Electrical: the distribution board, sockets, switches and lights.
- Leaks and damp: stains, bubbling paint or a musty smell on walls and ceilings, especially near bathrooms.
- Wet areas: grout, sealant and waterproofing in bathrooms, the kitchen and on balconies.
- Doors, windows and finishes: locks, seals, sliding doors, floors and joinery.
- For a villa or townhouse: the roof, terraces, outdoor drainage and any pool or garden equipment.
Records to ask the seller and the building for
Ask the seller for AC service records, repair invoices and any warranties still running. In a jointly owned building, the developer’s liability under Article 40 of Law No. 6 of 2019 runs for 10 years from the completion certificate for structural defects and for one year from handover for installations, so ask when the building was completed and handed over.
Ask the building’s management entity about planned works. Under Dubai Law No. 3 of 2026, buildings under 20 years old need periodic maintenance, and buildings 20 or more years old need a Quality and Safety Certificate. In a jointly owned building, the management entity carries out these duties for the owners.
When to book the inspection, and when you get the report
Book the inspection once the seller has agreed to give access, and before the transfer appointment, leaving time to discuss the findings. Ask for the power and water to be on so the AC, electrical and plumbing checks can be carried out.
OMEGA delivers a prioritised findings report with located photos the same or next working day after the visit. Areas that could not be accessed are listed.
How much does a home inspection before buying cost?
OMEGA prices a home inspection before you buy on the same scale as a snagging inspection, by property type and bedroom count.
To compare it with snagging and move-in or move-out records, see property inspection cost in Dubai.
| Property | Home inspection before you buy |
|---|---|
| Studio apartment | AED 795 incl. VAT |
| 1 bedroom apartment | AED 795 incl. VAT |
| 2 bedroom apartment | AED 1,095 incl. VAT |
| 3 bedroom apartment | AED 1,595 incl. VAT |
| Apartment with 4 or more bedrooms | AED 2,195 incl. VAT |
| Villa or townhouse with up to 2 bedrooms | AED 1,995 incl. VAT |
| 3 bedroom villa or townhouse | AED 2,295 incl. VAT |
| 4 bedroom villa or townhouse | AED 2,495 incl. VAT |
| 5 bedroom villa or townhouse | AED 3,495 incl. VAT |
| Villa or townhouse with 6 or more bedrooms | From AED 5,495 incl. VAT, confirmed after a survey |
What a home inspection is not
A home inspection records accessible conditions at the visit. It is not a valuation, a structural survey or a compliance certificate, and it cannot guarantee that every concealed or intermittent defect is found. Repairs and specialist testing are quoted separately.
If a finding needs an engineer’s judgement, OMEGA’s engineer’s assessment with a written report starts from AED 1,495 incl. VAT, with the purpose, access and scope confirmed first.
To book, see home inspection in Dubai before you buy.
Questions, answered.
Do I need a home inspection before buying a resale property in Dubai?
The Dubai Land Department’s sale registration does not include a condition check, so an inspection is your choice. It is the way to know the condition before the transfer, while findings can still be raised with the seller.
How much does a home inspection cost in Dubai?
With OMEGA, from AED 795 incl. VAT for a studio apartment to AED 2,195 incl. VAT for an apartment with 4 or more bedrooms, and from AED 1,995 incl. VAT for a villa or townhouse with up to 2 bedrooms. Villas and townhouses with 6 or more bedrooms start from AED 5,495 incl. VAT, confirmed after a survey.
When should I book an inspection when buying a resale home?
Once the seller has agreed to give access, and before the transfer appointment, leaving enough time to discuss the findings. OMEGA delivers the report the same or next working day after the visit.
What does a home inspection before buying check?
Accessible finishes, doors, windows and fixtures, and the relevant AC, electrical and plumbing items within the agreed scope. Findings are recorded with located photos and priorities.
Is the developer still responsible for defects in a resale home?
In a jointly owned building, Article 40 of Law No. 6 of 2019 makes the developer liable for structural defects for 10 years from the completion certificate, and for installations for one year from handover. Check both dates for the home you are buying.
Is a home inspection the same as a property valuation?
No. A home inspection records accessible conditions at the visit. It is not a valuation, a structural survey or a compliance certificate.
Sources
Laws and rules this guide relies on
Official sources
This guide is general information, not legal advice.