What the defect liability period is
After handover, most Dubai property contracts include a defect liability period (DLP) — commonly twelve months for residential units, though the exact length and terms are set by your own contract. During this window, certain defects in the property may be the developer's responsibility to review and address under the applicable warranty terms.
The key word is window. The DLP has an end date, and once it closes, the conversation changes. That is why the timing of your DLP inspection matters as much as the inspection itself.
Why month 11 is the smart moment
Booking around month 10 or 11 — rather than the final weeks — leaves room for the process that follows. Your report needs to be submitted through the developer's channel, reviewed, accepted item by item, and then rectification needs to be scheduled. All of that takes time, and the warranty clock does not pause while it happens.
A month-11 inspection also captures a full year of living: four seasons of AC use, months of showers and cleaning, and the natural settlement of a new building. Defects that were invisible at handover have had time to appear — and are still inside the window to be documented and submitted.
What an 11-month inspection looks for
A DLP inspection is a fresh, full inspection of the property — not a re-run of your original snagging list. After months of occupancy, inspectors commonly find:
- Settlement cracks at wall and ceiling junctions that appeared after handover
- Sealant failure and grout deterioration in bathrooms and kitchens
- AC performance issues: weak airflow, uneven cooling, noisy operation
- Signs of leaks or moisture around wet areas, windows and balconies
- Doors and windows that have drifted out of alignment with use
- Loose fittings, hardware wear and finishing defects that emerged over time
- Any original handover items that were never actually resolved
How it differs from the handover inspection
The handover inspection documents a brand-new, unlived-in unit against finishing standards. The DLP inspection documents a lived-in home after months of real use. Both are visual and non-destructive, both produce the same photo-led report delivered within 8 hours after the inspection is completed — but they answer different questions at different moments.
If you had a handover inspection, the DLP report also shows what happened to the original findings: resolved, partially resolved or still open. If you never had one, the DLP inspection is your first complete independent record — and your DLP window makes it a valuable one.
After the report: submit before the window closes
Submit the report through your developer's defect channel without delay, keep written confirmation and a reference number, and follow up against it. Whether items are accepted, rejected or rectified is governed by your contract and the developer's process — Fedari documents the condition; the contract decides the outcome.
Once rectification is reported complete, a reinspection (from AED 399) visually reviews the apparent status of the reported items, so you close the loop with documented evidence.
Missed the window?
If your defect liability period has already ended, an inspection still has value: it documents the current condition for your own maintenance planning, for discussions with the developer where other contractual or statutory terms may apply, or before a sale. For any question about your legal position after the DLP, consult an appropriately qualified adviser — an inspection report gives you the factual foundation for that conversation.
