Property Snagging and Handover Inspection with Thermal Imaging

Handover is the last moment a buyer has leverage, and itmad provides independent room-by-room snagging and handover inspection of villas, apartments and commercial units before the buyer signs, with thermal imaging, a photographic defect report and classification by severity. Once the keys change hands, defects become the owner's problem to chase and not the developer's obligation to fix, and a snag list written by an engineer is the one a developer's contractor will actually act on. itmad operates across the Middle East, Asia and Europe. Last reviewed: October 2026.

What is inspected

Finishes and joinery are checked for cracks, level, alignment, hollow tiles, damage and poor workmanship across walls, ceilings, paint, tiling, skirting, doors and wardrobes. Doors and windows are checked for operation, alignment, locking, seals and glazing condition, and for the gaps that later become dust and cooling problems. Electrical inspection covers socket and switch operation, circuit testing, distribution board labelling, earthing, lighting and verification of RCD trip protection at the distribution board.

Plumbing and sanitary checks cover water pressure and flow at every outlet, drainage, leaks under sinks and behind fittings, water heater installation and seals to wet areas. HVAC inspection measures cooling performance at each outlet and checks thermostat operation, duct and grille condition, condensate drainage and filter access. Wet areas and waterproofing, meaning bathrooms, kitchens, balconies and terraces, are checked for falls to drain, ponding and evidence of failed waterproofing, the defect that costs most to correct after handover. Where applicable, the facade, balconies, parking allocation and common areas are inspected, being what the owner pays service charges for.

Why thermal imaging matters

A visual inspection finds what is visible. Water tracking behind a wall, a chilled water pipe sweating inside a ceiling void or missing insulation above a bedroom shows up as a temperature difference long before it shows up as a stain, and these defects are invisible on a visual walkthrough. Finding them before handover puts the remediation cost on the developer and not on the owner after the finishes have had to come off.

Properties covered

Villas and townhouses; apartments and penthouses; holiday homes and short-let units; offices and retail units; restaurants and F&B fit-outs; and whole floors or multiple-unit portfolios.

When to inspect

Before handover is the strongest position, while the developer still holds the obligation and the buyer still holds the signature. Inspection is also valuable after a snag list has been closed, to verify that rectification was actually done and not just marked complete; before the defect liability period expires, which is the last opportunity to raise defects at the developer's cost and the deadline most owners miss; before the purchase of a resale property, to inform the price or the decision; and before a lease starts or ends, to record condition so that dilapidation claims have a baseline.

What the client receives

A written report lists every defect found, room by room, with photographic evidence of each item and its location clearly identified. Defects are classified so that significant ones are not lost among cosmetic items, thermal images are included where anomalies were detected, and the report is formatted to be issued directly to the developer or contractor. Where itmad returns to verify rectification, a re-inspection report is provided.

Independence

itmad does not carry out repairs, fit-out or maintenance work and has no relationship with any developer or contractor. Every defect in the report is one that somebody else has to fix, which is the only basis on which a snag list is worth anything to the owner.

Scheduling

Inspections are scheduled around the client's handover appointment, including at short notice, because handover dates move and the inspection has to happen before the client signs and not after.

Frequently asked questions

What is a property snagging inspection?

An independent room-by-room check of a new or resale property before handover, identifying defects in finishes, joinery, doors, windows, electrics, plumbing, HVAC, wet areas and waterproofing. The result is a written report with photographic evidence, classified by severity and formatted to be issued to the developer or contractor.

Why inspect before handover?

Handover is the last moment the buyer has leverage: defects found before signing are the developer's obligation to fix at its cost, while defects found afterwards are the owner's to chase. A snag list written by an engineer also carries more weight with the developer's contractor.

What does thermal imaging find?

Moisture tracking behind finishes, missing insulation above ceilings, chilled water pipes sweating inside voids and failed waterproofing, all invisible on a visual walkthrough. Finding them before handover puts the remediation cost on the developer.

When is the best time to commission an inspection?

Before handover. It is also valuable after a snag list has been closed, before the defect liability period expires, before buying a resale property, and before a lease starts or ends.

What types of property does itmad inspect?

Villas and townhouses, apartments and penthouses, holiday homes and short-let units, offices and retail units, restaurants and F&B fit-outs, and whole floors or multiple-unit portfolios. Inspections are scheduled around the client's handover appointment, including at short notice.

Is itmad independent of developers and contractors?

Yes. itmad does not carry out repairs, fit-out or maintenance and has no relationship with any developer or contractor. Every defect in the report is one that somebody else has to fix.