Move-in checklist
Inspect first, unpack later
Moving into a new home in Dubai is exciting, but the moment you take the keys is also the moment small defects become your problem. A short, honest inspection round on day one saves weeks of chasing landlords, contractors and warranty claims later. This guide walks through the checks that matter most in a UAE climate: cooling, power, and the fabric of the building itself.
Dubai apartments and villas look move-in ready on viewing day. Fresh paint, gleaming tiles, cool air blasting from the vents. But a walk-through with the agent is not an inspection. Once the boxes arrive, the sofa slides against a wall, and the family starts using every socket at once, hidden faults show up fast. Treat the first 48 hours as a checklist day. Bring a phone camera, a notepad, and a plug-in appliance you know works.
Skip the checks vs. do the checks: what actually happens
If you skip the inspection
- Weak AC cooling gets blamed on “Dubai summer” until the bill arrives.
- Clogged filters push dust and odours into every room.
- A tripping breaker becomes a Sunday-night emergency call.
- Cracked grout under a rug turns into a leak in the neighbour’s ceiling.
- The landlord argues the damage was yours because you never reported it.
If you do a proper walk-through
- You catch weak cooling before the mercury climbs.
- Filters and coils get serviced before you switch the unit on full-time.
- Every socket and breaker is confirmed working, in writing.
- Cosmetic and structural defects are photographed and shared with the agent.
- You move in with a clean baseline and a documented handover.
Priority one
The AC is the heart of a Dubai home
In a climate where summer temperatures regularly exceed 45°C the air-conditioning system is not a comfort feature, it is life support for the property. Run every unit in the house for at least 20 minutes before you sign off on anything. Set each thermostat to 20°C and see if the room actually gets there.
Watch for five things while the system runs:
- Cooling performance. If the vent air feels lukewarm or the room never drops below 26°C, the refrigerant may be low or the compressor tired.
- Airflow. Hold a hand under each vent. Weak or uneven airflow points to blocked ducts, a dirty blower wheel, or a failing fan motor.
- Strange noises or odours. Rattling, high-pitched whining, or a musty smell means the unit has not been serviced recently. A damp, sour smell is often mould in the drain pan.
- Filter condition. Pop the return grille. If the filter is grey, matted, or coated in dust, the previous tenant never touched it.
- Water and drip signs. Yellow stains on the ceiling near an indoor unit, or a puddle by the drain, mean the condensate line is clogged.
If any of these show up, book professional home maintenance services in Dubai before you start running the AC round-the-clock. A single deep-clean and gas check at the start of the tenancy costs a fraction of what an emergency call in August does.
Priority two
Test every electrical fixture and outlet
Dubai’s 230-volt supply is stable, but individual fittings inside apartments and villas take a beating from years of tenants. Walk through the property with a phone charger or a small lamp and plug it into every socket, one at a time.
- Light switches. Flip each one twice. Any switch that flickers, buzzes, or feels loose in the wall needs attention.
- Power sockets. Every socket in every room, including the ones behind wardrobes and under kitchen counters. Confirm the earth pin is not blocked or damaged.
- Circuit breakers. Open the distribution board. Labels should be readable, breakers should sit level, and nothing should smell of burnt plastic.
- Ceiling fans. Run each fan at all speeds. Wobble, ticking, or a hum louder than the fan itself points to balance or bearing issues.
- Outdoor lighting. Balcony, garden and entrance fixtures. Bulbs are cheap; corroded weatherproof housings are not.
- Smoke detectors. Press the test button on every unit. In many Dubai buildings these are linked to a central alarm, so notify security before you test.
Priority three: walls, floors and ceilings
Structural and cosmetic issues are the ones tenants forget to report, and the ones landlords remember at check-out. Walk each room slowly with the lights on and daylight coming through.
- Cracks in the walls. Hairline cracks around door frames are normal. Diagonal cracks wider than a coin edge, or cracks that follow tile lines, are worth photographing.
- Uneven flooring. Walk barefoot. Any spot that dips, springs back, or sounds hollow when tapped suggests loose bedding underneath.
- Loose tiles. Tap tiles in bathrooms, kitchens and balconies with a coin. A dull thud instead of a bright ring means the tile is separating from the substrate.
- Damaged paint. Look for patches, roller marks or dark spots near skirting, especially in bathrooms and around windows. Bubbling paint is a moisture warning.
- Ceiling defects. Stains, sagging gypsum, or a musty smell near ceiling corners often mean an old leak from the flat above.
Send the photos to your agent the same day, dated, with the property address in the message. This becomes your handover record.
Your next three moves
Book a professional inspection
Even after your own walk-through, a licensed technician will catch what you missed: refrigerant pressure, earth leakage, water pressure at the tap.
Set up an annual AC service
A once-a-year clean of coils, filters and drainage before summer keeps bills lower and units running past their warranty.
Keep a snag log
A simple shared document with dates, photos and repair status protects your deposit and gives every technician a clear starting point.
The basic rule. Whether it is a studio in JVC, a two-bedroom in Downtown, or a five-bedroom villa in Arabian Ranches, the checks are the same. AC first, electrics second, walls and floors third. Do them before the movers arrive and you will spend the rest of the year enjoying the home instead of fixing it.
Frequently asked questions
How soon after moving in should I report defects to the landlord in Dubai?
Most tenancy contracts in Dubai give a short window, usually 7 to 14 days, for the tenant to report existing defects without being held liable. Do a full walk-through in the first 48 hours, take dated photos, and send everything to the agent in one email so there is a clear record.
Do I need to service the AC even if the apartment feels cool on move-in day?
Yes. A unit can feel cool for a 15-minute viewing and still be running on dirty filters and low refrigerant. Under continuous summer load, that hidden problem shows up as high bills, weak cooling and eventually a breakdown. A pre-summer service is inexpensive insurance.
Who pays for maintenance repairs, the tenant or the landlord?
Under standard RERA-aligned tenancy contracts, major maintenance (structural, plumbing, central systems) is usually the landlord’s responsibility, while minor repairs under a set amount (often AED 500 to 1,000) fall to the tenant. Check the exact clause in your Ejari contract, because landlords vary.
What should I check in a bathroom before moving in?
Run every tap for a full minute to check hot water and drainage speed. Flush the toilet and watch the tank refill. Look under the sink for damp cabinets or rust on the pipes. Tap the tiles around the shower base to check for hollow sounds that indicate loose grouting.
How do I know if a wall crack is serious?
Fine vertical cracks along paint joints or above door frames are usually cosmetic settlement. Diagonal cracks, cracks that step through tile joints, or cracks that reappear after being filled are structural signals and should be reported to the landlord or the building’s facilities team.
Is it worth hiring a professional handyman company before moving in?
For a villa or a larger apartment, yes. A licensed maintenance company can do a one-off inspection covering AC, plumbing, electrics and appliances in a single visit and give you a written report. That report is a powerful negotiating tool with the landlord and a useful reference for the rest of the tenancy.
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