Before moving into a Dubai apartment, photograph every room and test the water, electricity, air conditioning, windows, doors and listed appliances. Send the landlord or property manager one organised defect report and request confirmation that it was received. Photos do not replace the tenancy contract, but they provide a clear record for repairs and a future security-deposit discussion.
Why condition evidence matters on key handover day
Dubai Land Department guidance states that a tenant should return the property in the condition in which it was received, subject to the contract and the nature of any damage. A dated record at move-in is therefore much easier to use than an argument about an old scratch, leak or faulty socket at move-out.
A practical inspection record has three parts:
- dated photos and short videos;
- a defect list organised by room;
- written confirmation from the landlord or property manager.
Photos alone do not decide legal responsibility. The tenancy contract, attachments, agreed terms and handover evidence remain the key documents.
What to prepare
Bring a charged phone, a charger for testing accessible sockets, a tissue for spotting moisture and a note-taking method. Ask for water and electricity to be active; a property cannot be fully checked without them.
Request:
- tenancy contract and attachments;
- furniture and appliance inventory;
- number of keys, cards and remotes;
- the correct contact for reporting defects;
- building rules for access, work hours and permits.
If responsibility is unclear, read who pays for repairs in a Dubai rental before authorising work.
Move-in inspection checklist
Walls, ceilings and floors
Photograph each room from a wide angle, then capture every defect close up. Record cracks, stains, moisture, blistered paint, broken tiles, chipped counters and deep scratches. Avoid filters or dark images that hide scale and location.
Water and plumbing
Run every tap and check hot and cold water, sink drainage, shower, bath and toilet flush. Look below sinks, around the water heater and beside the washing machine. Record dripping, damp smells, slow drains and unstable pressure separately.
Air conditioning and ventilation
Run each AC zone and note airflow, unusual noise, smell and visible condensation. Record the symptom instead of guessing the cause. For visible water, use the Dubai AC leak diagnostic case as a reporting guide.
Electrical items
Test accessible sockets, switches, built-in lighting and appliances on the inventory. Do not remove socket covers or open the distribution board. Sparking, melting, a burning smell or repeated protective trips require professional inspection.
Doors, windows and access
Confirm that the entrance door closes properly, locks operate and windows latch. Check balcony doors, seals, insect screens, the intercom and accessible detectors without dismantling them.
Furniture and appliances
Match each item to the inventory. Record the visible condition, brand and model where possible. Test the refrigerator, hob, extractor, oven, dishwasher and washing machine only in a normal safe mode.
Organising defects clearly
Name files consistently, for example `kitchen-sink-01` and `bedroom-wall-02`. For each item, list the room, exact location, symptom and photo number.
Group findings into:
- immediate safety or damage risk;
- a fault affecting normal use;
- a cosmetic issue recorded as existing condition.
Send one consolidated document or message. Ask who will act, the expected date and whether building-management access is required.
When to involve a professional before move-in
Arrange an inspection for a burning smell, active leak, non-functioning AC, repeated moisture, unstable hot water or several related symptoms. A professional should diagnose the issue rather than quote from one photo. Use the Dubai professional selection checklist before booking.
Do not start concealed plumbing, electrical or mechanical work without landlord approval when the contract requires it. Building access and permit rules may also apply.
How FixSmart helps
FixSmart is a service marketplace in Dubai. Customers describe a task, add safe photos and receive responses from professionals in the appropriate category. The platform helps with finding a provider but does not replace the tenancy contract, landlord approval or a formal decision about responsibility.
State the Dubai area, property type, room, symptom, start time, active leakage or power loss and access window. Do not post the apartment number, keys, identity documents or personal data publicly.
Frequently asked questions
Is a move-in condition report mandatory?
The process depends on the contract and the landlord or property manager. Even without a separate form, a written condition record can show which defects existed at handover.
Are WhatsApp photos enough?
They help when the location, scale and sending date are clear and the recipient confirms receipt. A room-by-room report is stronger for a detailed inspection.
Should a brand-new apartment be inspected?
Yes. New finishes do not rule out drainage, sealant, AC commissioning, door or appliance issues.
Who should repair the defects?
That depends on the contract, fault type and effect on normal use. Report the defect and obtain a written decision before ordering non-emergency work.
Sources and currency
This checklist was reviewed on 6 August 2026 using Dubai Land Department FAQs, the Tenancy Guide and the unified tenancy-contract format. It is practical information, not legal advice.
Inspect before unpacking. One clear file of photos and findings can speed up repair decisions and preserve evidence of the apartment's starting condition.
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FIXSMART service route
Use this guide as a decision point, then continue through the relevant FIXSMART route instead of leaving the article as a dead end:
- Customer route: https://fixsmart.ae/results?q=cleaning%20service%20dubai - compare available Dubai home-service professionals for this issue.
- Cleaning route: https://fixsmart.ae/cleaning - request home, apartment or villa cleaning support when the problem involves cleaning, move-in or hygiene work.
- Professional route: https://fixsmart.ae/find-job - apply as a service provider if you want verified FIXSMART job leads.
For urgent electrical hazards, active leaks, burning smells or unsafe access work, stop using the affected area and arrange a qualified inspection before attempting DIY repair.
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