Dubai's off-plan framework is better regulated than its reputation suggests. Escrow accounts, RERA project registration and Oqood registration all provide real protection. What they do not protect you against is a contract you did not read or a promise that was never written down. These are the questions we put to developers on behalf of clients.
On the project and the developer
1. Is the project registered with RERA and is there a registered escrow account? Ask for the numbers, then verify them independently rather than accepting a screenshot.
2. What has this developer delivered, and how late was it? Delivery history is the single best predictor of delivery. Ask for completed projects you can visit, not renders.
3. What percentage of construction is complete, and what is the current programme? Compare the answer against the payment schedule you are being asked to accept.
On money
4. What exactly is the payment schedule, and is it linked to construction milestones or to calendar dates? Milestone-linked schedules protect you far better, because you are not paying for progress that has not happened.
5. What is the total cost including DLD fees, Oqood registration and any administrative charges at handover? Get the all-in figure.
6. Is there a post-handover payment plan, and what does it actually cost? Some post-handover structures embed a price premium. Compare the total against the straight-payment price.
On the contract
7. What happens if the project is delayed, and what compensation applies? A grace period of six to twelve months is common. Understand your rights beyond it.
8. Can the developer change the specification, and within what limits? Contracts frequently allow substitution of materials for equivalents. Ask what equivalent means.
9. Can the unit's area change, and is there a price adjustment mechanism? Small variances are normal; the question is what happens if it is not small.
10. What is the defect liability period after handover? One year on non-structural items and ten years on structural is the general framework. Confirm what applies here.
On the exit
11. Can I assign or resell before completion, from what payment threshold, and at what fee? This determines whether you have any flexibility if circumstances change. Fees of 2% to 5% are common.
12. What will the service charge be, and is it estimated or fixed? Estimates at launch are routinely lower than reality at handover. Ask what the comparable figure is in the developer's delivered buildings.
Two habits worth adopting
Get answers in writing. A confident verbal assurance from a sales agent has no contractual weight, and staff turnover means the person who told you will likely not be there at handover.
Have a lawyer read the SPA before you sign, not after you have paid the deposit. The cost is trivial relative to the commitment, and it is the only point at which you have any negotiating leverage.
