Your eyesThermal camera
01
Thermal imaging camera
Detects temperature differences that reveal concealed moisture, air leaks and electrical hotspots.
Property inspection & snagging in Dubai and Abu Dhabi
Protect your investment. Move forward with confidence.
Your Property. Expertly Inspected. Professionally Represented.
25+Years of construction experience
InterNACHI · CPICertified inspectors
DLD · RERA registeredLicence 1651254 · RERA 64616
Onsite digital reportDelivered within 24 hoursEngineering-ledCivil engineers · Canada & Australia
25+Years in construction
24hOnsite digital report
CPICertified inspectors
DLD licence 1651254 · RERA 64616
How we protect your investment
Inspect.Report.Verify.
We inspect property finishes and systems using specialist diagnostic tools.
Thermal imaging camera · Borescope drain camera · Moisture meter · Airflow meter · Sound level meter
Every finding documented, located and ranked by priority.
Comprehensive report · Documented defects · Prioritised
We present every finding, oversee the rectification works and verify each repair through re-inspection.
Developer meetings · Handover · Re-inspection
Our promise: we represent your interests throughout the agreed handover process. We check every accessible room, record what needs fixing, and follow the agreed next steps with you.
Property types we inspect
Apartments, townhouses, villas, penthouses and commercial spaces, each inspected with a scope tailored to its layout, systems and finishes.
Marina · Downtown · Business Bay · JVCApartmentsSee our services
Dubai Hills · Arabian Ranches · Damac HillsTownhousesSee our services
Palm Jumeirah · Jumeirah · Tilal Al GhafVillasSee our services
Downtown · Marina · BluewatersPenthousesSee our services
DIFC · Business Bay · fit-outsCommercialSee our services
Our services
Choose your snagging or property inspection service
-
01
New property buyer
New-Build Handover Snagging
Make sure your new home is delivered to the standard you expect, with each identified defect photographed, located and prioritised before you collect the keys.
More info -
02
Seller or buyer
Resale Property Inspection
An independent condition inspection of a resale property, helping buyers negotiate with confidence and sellers resolve issues before listing.
More info -
03
Tenant or landlord
Move-In / Move-Out Inspection
A dated, photographed condition report at move-in or move-out: one independent record for tenant and landlord.
More info -
04
Property owner
DLP (End-of-Warranty) Snagging Inspection
Inspect before your defects-liability period ends, so defects are raised with the developer while they are still responsible.
More info -
05
Buyer abroad
Handover Representation for Buyers Abroad
Acting on your behalf, our engineers inspect your property and attend handover in Dubai, Abu Dhabi and Ras Al Khaimah, providing a live video walkthrough and a comprehensive report, wherever you are based.
More info -
06
Owner after renovation
Renovation & Fit-Out Snagging
An engineer checks your finished renovation or fit-out before the final payment, with every shortfall photographed, located and prioritised for the contractor to correct.
More info
07Developer & contractor
Project Handover Snagging & QA/QC
Independent, engineer-led inspections for developers and contractors, checking every unit and common area against the agreed standard before handover.
More infoBefore we arrive
Four simple steps to get ready for your inspection.
Your checklist
Tick each item when it’s ready.
0 of 4 checked
Your property is ready for inspection.Not booked yet? Choose a date and an ELUMEX engineer will be there.
Book your inspectionSome of the tools we use
See beyond the finish.
Advanced equipment detects hidden moisture, heat loss and drainage blockages beyond the reach of a visual inspection.
Your eyesThermal camera
Your eyesInside the pipe
02
Borescope drain camera
Inspects drainage lines from the inside to identify blockages, debris and faulty joints.
What we inspect
Choose an area to see what we check and the tools we use.
01 / Inspection scope
Electrical
Where we check: Distribution board in the entrance store, plus sockets and switches in every room.
- SocketsEach one tested for correct wiringSocket tester
- Safety switchesRCD / ELCB trip testSocket tester
- EarthingEarth connection at outlets and the boardMultimeter
- Distribution boardLabels match the circuits
- Switches & lightsEach one operated
02 / Inspection scope
HVAC & air conditioning
Where we check: Ceiling AC grilles and thermostats in each room, plus the AC units.
- Cooling performanceSupply and return air temperatures.Thermo-hygrometer
- AirflowAir delivery at accessible grilles.Anemometer
- ThermostatsSettings, response and operation.
- Condensate drainageDrain trays, pipes and signs of leaks.
- Filters & ductworkAccessible filters, insulation and connections.Inspection light
- Thermal scanSurface temperature patterns and cooling irregularities.Thermal camera
03 / Inspection scope
Plumbing & drainage
Where we check: Bathrooms, kitchen sink and all outlets, including drains outside.
- DrainageFlow, floor slopes and camera checks for blockages.Drain camera
- Water pressurePressure and flow at taps and showers.
- Hot & cold waterSupply, temperature and mixer operation.
- Fixtures & connectionsTaps, toilets, seals and accessible pipework.
- Leaks & moistureVisible leaks and moisture around wet areas.Moisture meter
- Water testingTap-water TDS screening.
04 / Inspection scope
Doors, windows & glazing
Where we check: Every door and window, including the terrace sliding doors.
- Operation & alignmentSmooth opening, closing and correct fit.
- Locks & hardwareHandles, hinges and locking mechanisms.
- Seals & gasketsGaps, damage and continuity.
- Glass conditionScratches, cracks, chips and trapped condensation.Inspection light
- Frames & fixingsDamage, secure installation and perimeter sealant.
- Tracks & drainageSliding tracks, rollers and clear drainage outlets.
05 / Inspection scope
Interior finishes & wet areas
Where we check: Floors, walls, ceilings and every wet area, room by room.
- Cracks & damageWalls, ceilings and floors.
- Tiles & stoneHollow areas, chips and visible repairs.Hollow tile detection
- Levels & alignmentUneven floors, walls and tile edges.Spirit level
- Grout & sealantsGaps, cracks, skirting and joint finishes.
- Drainage slopesFalls and water ponding in wet areas.
- Moisture & leakageDampness, staining and signs of waterproofing failure.Moisture meter
06 / Inspection scope
Joinery, kitchens & appliances
Where we check: Kitchen, wardrobes and built-in joinery, with the appliances.
- Cabinets & wardrobesAlignment, stability and finish.
- Doors & drawersHinges, runners and soft-close operation.
- Worktops & splashbacksChips, cracks, joints and sealants.
- Appliance installationFit, ventilation and accessible connections.
- Appliance operationBasic functions using normal controls.
- Fixtures & accessoriesHandles, shelves and internal fittings.
07 / Inspection scope
Pool & spa
Where we check: Pool, pumps, filtration and the pool deck.
- Pumps & filtrationOperation, filters and water circulation.
- Water testingpH and disinfectant levels.
- Leaks & drainageVisible leaks, overflow and deck drainage.
- Tiles & finishesCracks, loose tiles, grout and sealants.
- Heating & spa functionsTemperature controls, jets and blowers.
- Safety featuresBarriers, gates and suction drain covers.
08 / Inspection scope
Roof
Where we check: Roof, reached by the stairs: waterproofing, drains and parapets.
- WaterproofingVisible cracks, damage and deterioration.
- DrainageBlocked outlets and signs of water ponding.
- Seals & flashingsGaps around joints, edges and pipe penetrations.
- Roof conditionDamaged finishes, parapet cracks and signs of leaks.
Scope depends on the property and what can be reached on the day. Plan and photos are illustrative.
Our inspection report
Detailed report for informed decisions
Our property inspection reports combine photographic evidence, clear priorities and practical recommendations to guide your next steps.
- Typically 2–4 hourson site
- Report within 24 hoursof the inspection
- Developer-ready reportsStructured for straightforward review
Reports prepared using
Video · real on-site footageWatch a drain-camera inspectionTap to playHide the video
Detailed reportReal findings · anonymised
Foyer · electrical room
#01 – Breaker running hot (49.3 °C)
OpenHigh
Location: Foyer – electrical room, distribution board
Thermal camera reading of 49.3 °C on a DB breaker. Potential defect: to be checked by the developer’s electrician.
Dining room
#02 – Heat leakage at window
OpenMedium
Location: Dining room – window termination
Thermal image shows elevated temperature along the window frame, indicating possible heat or air leakage. Seal to be checked.
Main entrance
#03 – Doorbell not working
OpenLow
Location: Main entrance
Doorbell does not operate when pressed.
Roof
#04 – AC condenser fins damaged
OpenLow
Location: Roof – AC outdoor unit
Bent fins on the condenser coil. Comb straight or replace the coil guard.
#05 – Pipe insulation damaged and incomplete
OpenMedium
Location: Roof – AC refrigerant lines
Insulation on the refrigerant pipes is torn and missing in places. Replace and seal.
Bedroom 1
#06 – Heat loss at sliding door
OpenMedium
Location: Bedroom 1 – balcony sliding door
Thermal image shows elevated temperature around the sliding door frame. Seals and gaps to be checked.
Garage
#07 – Visible crack and uneven ceiling finish
OpenMedium
Location: Garage
Hairline crack and undulation along the cornice line; needs filling, aligning and repainting.
#08 – Improper grouting
OpenLow
Location: Garage
Grout lines incomplete and uneven at the step tiles.
Prepared using
Our standard
If you’re choosing a property inspection on price alone, we may not be your first choice.
Your property is a significant investment. Our construction expertise, advanced inspection technology, and detailed defect reporting help uncover costly issues before they become your responsibility.
Ask us what the difference isWhy ELUMEX?
25+ years’ construction experience. Inspected through a builder’s eyes.
Having delivered buildings from the developer and contractor side, we know where defects originate and how they should be rectified.
Professional standards
Guided by inspection standards
Certified inspectors
Qualified inspection expertise
DLD Registered
Real Estate Office Registration · Licence No. 1651254
RERA Registered
Property Observer · RERA No. 64616
- Two civil engineers, two master’s degreesConstruction and project management · Concordia (Canada), Newcastle (Australia)
- Top-tier developer experienceUltra-luxury projects in the UAE
What does an ELUMEX property inspection include?
We carry out visual, non-destructive inspections of accessible areas to identify defects, poor workmanship and incomplete works. This includes finishes, doors, windows, plumbing, electrical fittings and air conditioning, supported by specialist tools where appropriate. We do not open up or damage finishes.
How much does an inspection cost, and what is included in the fee?
Every quote is based on your property’s type, size and what you need checked, so we don’t publish a fixed price list. Send us a few details and we’ll prepare a clear quotation showing the scope, the report and whether a re-inspection is included.
One honest note: if you’re choosing a property inspection on price alone, we may not be your first choice.
When should I arrange my property inspection?
For new properties, book once the developer confirms the property is ready for inspection, ideally before handover. For resale and rental properties, arrange an inspection before committing to the purchase or moving in, wherever access allows.
What will my inspection report include?
You receive a detailed PDF report identifying the issues observed during the inspection, supported by photographs, defect locations and priority ratings.
Do DEWA power, water and AC need to be on before the inspection?
Yes. These services should be operational so we can properly check electrical fittings, plumbing, drainage and cooling performance. If a service is unavailable, we record the testing limitation in the report; a return visit may be needed.
Can you inspect my property if I am overseas or unable to attend?
Yes. We can inspect without you being present, provided access and any required authorisation have been arranged. We deliver your report digitally and can discuss the findings with you remotely.
How long does the inspection take?
An inspection typically takes 2–4 hours, depending on the property’s size, condition and complexity. Larger villas or properties requiring more extensive checks may take longer.
Do you inspect new properties, resale homes and rental properties?
Yes. We inspect apartments, townhouses and villas for new-property handover, resale purchases, move-in and move-out, and before the defect liability period expires.
Do you carry out a follow-up inspection to verify that defects have been properly rectified?
Yes. Once repairs are reported complete, we can revisit to check the recorded defects and identify outstanding or inadequately repaired items. Your quotation will specify whether this visit is included or charged separately.
How much notice do you need to arrange an inspection?
Contact us as soon as your property access date is confirmed to secure your preferred appointment. For urgent requests, we will check the earliest available slot, subject to inspector availability and access arrangements.
What payment methods do you accept, and when is payment due?
Available payment methods and the payment due date are provided with your quotation or invoice. Our team will explain the payment arrangements before you confirm your booking.
What is your cancellation and rescheduling policy?
Cancellations require at least 24 hours’ notice before the scheduled inspection. Please contact us as early as possible to reschedule; alternative appointments are subject to availability.