Moving into a Brand New Property: The Handover Survival Guide

What Is the "Fresh Paint Trap" When Moving into New Dubai Properties?

We've helped 300+ families move into newly handed-over properties across Dubai since 2019, and the single most common regret we hear is: "I wish I hadn't rushed the move-in date." New Dubai properties often have hidden construction defects, and once your furniture is inside, developers will almost always blame scratches, chips, and scuffs on your movers rather than their construction crews.

Moving into a brand-new property from an off-plan purchase is genuinely exciting. No one has lived there before. The walls are pristine, the appliances are unused, and the views from your new tower are breathtaking. But "new" in Dubai construction doesn't always mean "perfect." Understanding this trap is essential to protecting your investment and ensuring a smooth move-in experience.

The handover process in Dubai follows a specific sequence, and trying to shortcut it always backfires. Whether you've purchased from Emaar, Damac, Nakheel, Sobha, Meraas, or Azizi, the fundamentals are the same. This guide walks you through every step from the moment you receive your handover notice to the day you're comfortably settled in your new home.

What Does the Dubai Property Handover Timeline Look Like?

Most Dubai developers follow a structured handover process. Understanding this timeline helps you plan exactly when to book your residential moving service without rushing or wasting money on premature bookings.

Typical Handover Timeline (Week by Week)

• Week 1 - Handover Notice: You receive an email or SMS from the developer inviting you to schedule your handover appointment. Emaar typically gives 7-14 days notice, while Damac may give as little as 5 days.
• Week 2 - Handover Appointment: You attend the developer's office, sign final paperwork, clear any outstanding payments, and receive your keys. This appointment usually takes 2-4 hours.
• Week 2-3 - Professional Snagging: Hire a snagging company immediately after receiving keys. They will inspect every surface, fitting, and system in the unit. Budget AED 800-1,500 depending on unit size.
• Week 3-4 - Snagging Rectification: The developer's maintenance team addresses the snag list. Expect 50-70% of items to be fixed in the first pass. Some developers like Emaar are faster; others may take longer.
• Week 4-5 - Deep Cleaning and Utility Setup: Professional post-construction cleaning, DEWA activation, internet installation, and chiller registration.
• Week 5-6 - Move-In: This is when you schedule your movers. Not before.

Key takeaway: Plan for a minimum 4-week gap between handover appointment and actual move-in. Attempting to compress this timeline always leads to problems. If you're moving from a rental, give your landlord the standard 30-day notice only after your handover appointment is confirmed.

Why Is Professional Snagging Essential Before Moving In?

Complete snagging at least 2 weeks before your planned moving date. Once your belongings are inside, developers will blame scratches, dents, and defects on your movers rather than their construction workers. We've seen this dispute play out dozens of times, and it never ends well for the homeowner who skipped the snagging step.

Before you move a single box in, you must inspect the property for defects ("snags"). Here's the proper approach:

• Professional Snagging Inspection: Hire a certified company to check electrical grounding, water pressure, scratch-free glass, paint finish, tile alignment, grouting quality, door/window seals, kitchen fitting alignment, and bathroom waterproofing. A thorough inspection covers 150-300 individual checkpoints.
• Photographic Evidence: Ensure the snagging report includes timestamped photographs of every defect. This is your legal protection if disputes arise later.
• Timing: Do this within the first 5 days of receiving keys. Developers typically allow a 30-day defect liability period, but getting the report submitted early gives them maximum time to fix issues.
• Common Snags in New Dubai Properties: Chipped tiles (especially bathroom edges), misaligned cabinet doors, scratched window glass, incomplete silicone sealing, paint drips behind doors, non-functional electrical sockets, slow-draining bathroom floors, and AC units that don't cool evenly.

For a detailed breakdown of how to protect delicate items during this transitional period, see our guide to packing fragile items.

How Do You Set Up DEWA, Internet, and Chiller Connections in a New Building?

New buildings have unique challenges with utility connections. Unlike established communities, newly handed-over towers may still be finalizing their infrastructure handover from the developer to district authorities.

DEWA (Electricity and Water)

• Activation Timeline: Apply for DEWA connection immediately after handover. In new buildings, activation can take 3-7 business days (compared to 1-2 days in established buildings).
• Required Documents: Title deed or Oqood (for off-plan), passport copy, Emirates ID, and a signed DEWA application form. Some developers provide a pre-activated DEWA account that you simply transfer to your name.
• Deposit: AED 2,000 for apartments, AED 4,000 for villas. This is refundable when you eventually close the account.
• Physical Verification: Visit the unit 2 days before the move and physically turn on every light switch, run every tap, and flush every toilet. Don't assume the app status reflects reality. We've had clients arrive on moving day to find no water pressure because the building's main valve hadn't been fully opened yet.

Internet (Etisalat/du)

• Provider Availability: New buildings are often locked to one provider initially. Check with your building management which provider has infrastructure installed.
• Installation Timeline: Book 7-10 days before your move. New building installations frequently require a technician visit to activate the fiber connection at the building's main distribution frame.
• Temporary Solution: Consider a portable 5G router as backup for the first week. Internet installation delays in new towers are extremely common.

District Cooling (Chiller)

• Registration: Most new Dubai towers use district cooling (Empower or National Central Cooling/Tabreed). Register directly with the district cooling provider, not DEWA.
• Deposit: Typically AED 2,000-3,000. Activation takes 2-5 business days.
• Critical Note: Moving into a unit without active cooling in Dubai's summer months (May-September) is dangerous for both people and furniture. Wooden furniture can warp, leather can crack, and electronics can malfunction in 40-45 degree heat.

Why Do New Properties Require Deep Cleaning Before Moving In?

Construction dust hides in AC ducts, grout lines, and behind fixtures. Professional post-construction cleaning prevents months of breathing gypsum powder and stops permanent tile hazing before it sets.

New units are saturated with fine construction dust, primarily gypsum and concrete powder, that penetrates every surface. This is distinctly different from normal household dust. Here's what needs professional attention:

• AC Duct Cleaning: Construction dust accumulates heavily in the ductwork during the build phase. Have the ducts professionally cleaned and sanitized before turning the AC on, or you'll be circulating drywall particles through the unit for months. Cost: AED 300-600 for a 2-bedroom apartment.
• Floor Grout Hazing: Ensure all grout haze is removed from tiles and marble surfaces. Once furniture sits on hazed tiles for a few weeks, the marks become nearly impossible to remove without professional acid treatment.
• Window Tracks and Balcony Rails: These collect massive amounts of construction debris. Clean thoroughly to prevent water drainage issues during rain.
• Kitchen Cabinets and Wardrobes: Open every drawer and cabinet. Fine dust settles inside during construction. Wipe down all interior surfaces before placing any items inside.
• Bathroom Extraction Fans: These often run during construction and accumulate significant dust buildup that reduces their effectiveness.

Budget AED 500-1,200 for a thorough post-construction deep clean, depending on unit size. This is not optional, it's a health and property protection necessity.

How Do You Handle Building Access and Elevator Booking in New Developments?

New developments have stricter move-in procedures than established buildings, primarily because multiple residents are moving in simultaneously during the initial handover period. If you're considering a move within Downtown Dubai, Dubai Marina, or Business Bay, here's what to expect:

Security and Access Cards

• Access Card Collection: Developers issue a limited number of access cards at handover (typically 2-4). Additional cards must be requested through building management at AED 50-200 each.
• Temporary Mover Access: Your moving company will need pre-authorized access. Submit a move-in request to building management at least 48-72 hours in advance. Some buildings require a copy of the moving company's trade license.
• Service Elevator Key/Card: New buildings usually restrict movers to the service elevator. You'll need to collect a specific service elevator access card from security on moving day.

Elevator Booking

• Time Slots: Most new towers allocate 4-hour moving slots. For a 2-bedroom apartment, you'll typically need one slot. For a 3-bedroom or larger, book two consecutive slots.
• Peak Periods: During initial handover phases, elevator slots fill up fast. Book as early as your building management allows, sometimes up to 2 weeks in advance.
• Padding and Protection: New buildings are very particular about elevator protection. Many require movers to install protective padding in the service elevator before loading begins. Our teams at Movers Dubai come prepared with elevator padding as standard.

Parking for Moving Trucks

• Loading Bay Access: New developments often have designated loading bays, but they may not be fully operational yet. Confirm loading bay availability and any time restrictions.
• Street Parking: If no loading bay exists, your movers may need to use street-side access. Check with building management about temporary parking permits for moving vehicles.
• Vehicle Size Restrictions: Some new developments restrict vehicle size in basement areas. Confirm maximum truck height clearance (typically 2.4m-3.0m) with building security before moving day.

How Do You Protect New Finishes During the Move-In Process?

You've waited months (sometimes years) for this property. The last thing you want is a scratch on your brand-new marble floor or a scuff on freshly painted walls during the move-in. Here's how experienced movers protect new finishes:

• Floor Protection: Absolutely mandatory for new parquet, marble, or porcelain tiles. Professional movers lay heavy-duty corrugated cardboard runners or specialized floor protection film along all pathways from the front door to every room. This is non-negotiable for new properties.
• Wall Corner Guards: Cardboard or foam protectors on all hallway corners and door frames. Large furniture items like wardrobes and sofas are the most common causes of wall damage during move-in.
• Door Frame Protection: Padded wrapping or foam strips on both sides of every doorframe the movers will pass through. New paint chips incredibly easily.
• Threshold Ramps: Smooth transition pieces over door thresholds prevent heavy items from being dragged and scratching the floor at entry points.

When selecting a moving company, ask specifically about their new-property protection procedures. Our professional packing services include comprehensive protection materials designed for new property move-ins. For tips on disassembling and reassembling large items safely, review our furniture disassembly guide.

What Are the Common Issues with Newly Handed-Over Properties?

Based on our experience handling hundreds of new-property moves, here are the issues clients encounter most frequently in the first week:

• Incomplete Punch List Items: Developers sometimes hand over units with minor items still pending, missing cabinet handles, unsealed bath edges, or inoperable light fixtures. Document everything before the movers arrive.
• Building Amenities Not Ready: The gym, pool, or children's play area may still be under construction even though residential units are handed over. Plan accordingly if you have children or pets.
• Noise from Ongoing Construction: In phased developments, adjacent towers or retail areas may still be under construction. Expect noise during daytime hours for potentially 6-12 months after your handover.
• Elevator Wait Times: During peak handover periods, wait times for elevators (especially service elevators) can exceed 20-30 minutes. Factor this into your moving day schedule.
• Parking Shortages: Allocated parking spaces may not be clearly marked or accessible in newly opened buildings. Confirm your parking assignment before moving day.
• Retail and Services: Supermarkets, pharmacies, and restaurants in new community areas may not be open yet. Stock up on a week's worth of essentials before move-in day.

How Much Does Moving into a New Handover Property Cost?

Moving into a new property involves several costs beyond the standard moving fee. Here's a comprehensive breakdown for a typical 2-bedroom apartment handover move in Dubai:

Service	Estimated Cost (AED)	Notes
Professional Snagging Inspection	800 - 1,500	Essential; do not skip
Post-Construction Deep Clean	500 - 1,200	Includes AC duct cleaning
DEWA Deposit	2,000	Refundable
Chiller Deposit	2,000 - 3,000	Refundable
Internet Installation	200 - 500	Varies by provider and plan
Professional Moving Service (2BR)	1,800 - 3,500	Includes packing and protection
Additional Access Cards	100 - 400	AED 50-200 per card
First-Week Essentials	500 - 1,000	Cleaning supplies, basics
Total Estimated Cost	7,900 - 13,100	Excluding refundable deposits: 3,900 - 8,100

For a detailed breakdown of moving costs by property type and area, visit our comprehensive moving cost guide.

What Should You Have Ready for Your First Week in a New Property?

Your first week in a newly handed-over property is different from moving into an established unit. Nearby shops may not be open yet, and you'll likely discover small issues that need addressing. Prepare an "essentials box" that stays with you (not on the truck):

• Cleaning Supplies: Multi-surface cleaner, microfiber cloths, mop, dustpan. Construction dust continues to appear for weeks after the initial clean.
• Basic Tools: Screwdriver set, Allen keys (for flat-pack furniture), hammer, tape measure, level, picture hanging kit, and a cordless drill if you own one.
• Kitchen Basics: Kettle, mugs, plates, cutlery, dish soap, sponge, bin bags, and enough food for 2-3 days. Don't assume delivery apps cover your new area yet.
• Bathroom Essentials: Toilet paper, towels, soap, shower curtain (if needed), and a bath mat. New bathroom floors are extremely slippery.
• Documentation Folder: Keep copies of your title deed, snagging report, developer warranty information, building management contact details, and utility account numbers in one accessible place.
• Lighting: Some units are handed over with missing or insufficient light bulbs. Bring a few LED bulbs in common sizes (E27 and GU10).

If this is your first move in Dubai, our first-time moving guide covers additional preparation tips specific to the city.

How Do You Coordinate Furniture Delivery with Your Move-In?

Many new-property owners purchase furniture specifically for their new home. Coordinating deliveries from multiple stores with your moving company requires careful planning:

• Stagger Deliveries: Never schedule your moving truck and furniture deliveries on the same day. Move in first, then schedule store deliveries over the following 3-5 days.
• Delivery Access: Each delivery may require a separate building management notification. Some buildings limit deliveries to specific hours (typically 9am-5pm or 9am-1pm on weekends).
• Assembly Services: Large furniture items from IKEA, Home Centre, or Pan Emirates often require assembly. Schedule assembly for the day after delivery to avoid a chaotic moving day.
• Elevator Coordination: Each delivery needs its own elevator booking. Coordinate this with building management in advance to avoid rejected deliveries.

What Are Developer-Specific Handover Tips for Dubai's Major Developers?

Each major Dubai developer has slightly different handover procedures. Here's what we've learned from handling moves across all of them:

Emaar Properties

• Generally well-organized handover process with a structured appointment system
• Snagging rectification is typically completed within 2-3 weeks
• Building management (Emaar Community Management) is usually operational at handover
• Access card systems and elevator booking are available from day one

Damac Properties

• Handover notices can come with shorter lead times; be prepared to act quickly
• Some projects have experienced delays in common area completion
• Snagging rectification timelines may be longer; follow up persistently
• Parking allocation details should be confirmed in writing during handover

Nakheel

• Properties on Palm Jumeirah and other Nakheel communities may have specific vehicle access rules
• Villa handovers include garden and external area snagging, which is often overlooked
• Community management is generally well-established for mature communities

Sobha, Azizi, and Other Developers

• Newer developers may have less established post-handover support systems
• Get everything in writing, especially snagging commitments and rectification timelines
• Building management may transition from developer to third-party management within the first year

Frequently Asked Questions About New Property Move-Ins

How far in advance should I book movers for a new handover property?

Book your professional movers 2-3 weeks before your planned move-in date. However, confirm the exact date only after snagging rectification is substantially complete and utilities are verified as active. Most moving companies, including ours, allow you to adjust dates with 48-72 hours notice at no charge.

Can I move into a new property on the same day as handover?

Technically possible, but strongly advised against. Without snagging, deep cleaning, and utility verification, you risk living in a dusty unit with potential defects that the developer won't take responsibility for once your furniture is inside. Allow a minimum 3-4 week gap.

What if the developer hasn't finished snagging rectification by my planned move-in date?

If critical items remain (plumbing leaks, non-functional AC, electrical issues), delay your move. For cosmetic items (minor paint touch-ups, small scratches), you can proceed with the move-in but insist on a written commitment with a deadline from the developer. Document everything photographically before bringing in furniture.

Do I need different insurance for moving into a new property?

Standard moving insurance covers your belongings during transit and handling. For new properties, consider adding "property damage" coverage that specifically protects the developer's finishes during the move. Ask your moving company about their liability coverage for property damage, reputable companies carry this as standard.

How do I handle moving if my new building doesn't have a service elevator yet?

Some buildings open residential elevators before service elevators are operational. In this case, moving takes longer and requires extra protection. Your movers should fully pad the residential elevator. Expect the move to take 30-50% longer due to smaller elevator capacity and more protective measures. Request a quote with these details so we can plan accordingly.

Is it worth hiring movers for a new property if I don't have much furniture yet?

Yes. Even if you're only bringing essentials initially, professional movers ensure wall and floor protection during the move-in. Moving boxes and appliances yourself into a brand-new unit risks scratches and damage that cost far more to repair than a professional moving service. Plus, the building management at most new developments requires a licensed moving company for insurance purposes.

What's the Key to a Successful New Property Move in Dubai?

Patience is the single most important factor. Don't rush the move-in date until your snagging list is substantially cleared, utilities are verified, and the unit has been professionally cleaned. It's far easier for the developer's workers to fix a paint chip, adjust a cabinet hinge, or reseal a shower tray when your sofa, bed, and wardrobe aren't in the way.

The 4-6 week window between handover and move-in might feel frustrating, especially if you're paying rent elsewhere. But this investment of time protects your property's value, your health (avoiding construction dust), and your sanity. We've handled enough new-property moves to know that the clients who take their time always have a smoother, happier move-in experience.

Ready to plan your new property move-in? Get a free quote tailored to new handover properties, including full floor and wall protection, elevator padding, and post-move cleanup. Our team understands the unique requirements of every major Dubai development and will coordinate directly with your building management to ensure a seamless move-in day.