The journey of owning a home in the UAE, especially within Jointly Owned Properties (JOPs), does not end at the moment of handover. One of the most crucial post-handover phases is the Defect Liability Period (DLP), a safeguard designed to protect property buyers from construction defects. For Owners Association Managers (OAMs), Management Committee (MC) members, and residents, understanding how to effectively manage this period is essential to ensure a high standard of living and to preserve the long-term value of the property.
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What is the Defect Liability Period (DLP)?
In the UAE real estate sector, the Defect Liability Period refers to a legally defined timeframe after property handover during which the developer remains responsible for correcting any construction-related defects. This period is mandated by the Jointly Owned Property Law and regulated by the Real Estate Regulatory Agency (RERA). Typically, the DLP lasts for 12 months from the date the unit is handed over to the buyer, although the exact duration can vary depending on the sales agreement between the developer and the owner.
During this period, developers are obligated to fix issues that affect the structural integrity and functionality of the property. Common problems covered under the DLP include visible cracks in walls or ceilings, water seepage, malfunctioning HVAC systems, electrical faults, plumbing leaks, lift breakdowns, tiling inconsistencies, and deteriorating paintwork. Essentially, the DLP serves as a quality assurance phase, giving both residents and OAMs the opportunity to identify faults and have them rectified by the developer at no cost to the owner.
What Happens During the DLP?
Once the property is officially handed over, the Defect Liability Period begins, marking the start of careful monitoring. Residents and OAMs work together to report any issues, whether they occur inside individual units or in the common areas of the community. These reported issues are then escalated to the developer, who is legally required to resolve them within a reasonable timeframe.
The Facility Management (FM) team or the appointed OAM plays a crucial role during this phase by acting as the communication link between residents and the developer. They ensure that complaints are logged, categorized, and followed up consistently. Prioritizing defects is important, particularly when they affect safety or essential services. Proper documentation and transparent communication are critical during this time, as all DLP-related tickets must be tracked and resolved before the period ends.
DLP vs. Post-DLP Responsibilities
The main distinction between the DLP phase and the post-DLP period lies in the shift of responsibility for addressing issues. During the DLP, the developer is obligated to fix all structural and quality-related construction problems identified within the property. After the DLP concludes, responsibility for addressing issues inside individual units shifts entirely to the property owner. This means that if a defect appears inside a unit after the DLP has expired, the owner must arrange and pay for its repair privately.
The OAM’s role after the DLP ends is focused solely on the management and maintenance of common areas such as lobbies, elevators, landscaping, swimming pools, and security systems. They are no longer responsible for resolving issues inside units unless these are directly linked to shared systems or facilities. This shift in responsibility makes it essential for owners to promptly identify and report defects during the DLP, as unreported issues could become their personal financial responsibility once the period ends.
How ADDA Helps You Manage DLP Efficiently
ADDA offers a comprehensive digital solution designed specifically for Jointly Owned Properties in the UAE, with robust tools for managing the Defect Liability Period effectively and transparently. One of its most valuable features is the ability to tag tickets as DLP-related, allowing OAMs to easily distinguish between issues that must be escalated to developers and those that fall under regular community maintenance. This categorization improves oversight and ensures that developers fulfill their obligations before the warranty period ends.
In communities still under the DLP, residents can log tickets for both unit-level and community-level defects. In non-DLP communities, however, residents can only raise tickets for common area concerns, ensuring that responsibilities are clear and that OAM resources are allocated correctly.
ADDA also enables detailed tracking of every complaint’s journey—from the moment it is raised to its resolution—complete with timestamps, images, communication logs, and a history of updates. This transparent record makes it easier for OAMs to follow up with developers and hold them accountable for meeting their commitments. By replacing unstructured systems such as spreadsheets and scattered messages with a centralized, organized platform, ADDA ensures faster resolution times, better communication, and greater resident satisfaction.
Common DLP Issues Observed in UAE Communities
Across residential communities in Dubai, Abu Dhabi, and other Emirates, certain types of defects tend to occur more frequently during the DLP. Inconsistent cooling from air conditioning units is a common issue, often caused by poor installation or ducting design flaws. Water leaks in bathrooms or kitchens are another frequent problem, typically due to plumbing defects.
Residents may also notice cracks around windows or ceilings caused by material shrinkage or minor structural movements. Paint peeling, water seepage in basements, and elevator malfunctions are also regularly reported. Other issues include misaligned doors, broken locks, and faulty hinges in newly handed-over properties. Identifying these issues early in the DLP period ensures that they are resolved at the developer’s expense, preventing future repair costs for owners.
Why Digitization is the Future of DLP Management
Managing the DLP manually can be highly inefficient and prone to errors. Without a centralized digital system, complaints may be misplaced, duplicated, or left unresolved due to lack of follow-up. Emails and instant messages are not reliable for maintaining a complete, searchable record of issues. Furthermore, without proper documentation, OAMs may find it difficult to provide proof of timely defect reporting or to demonstrate a developer’s failure to act.
A dedicated DLP management platform like ADDA brings structure, accountability, and visibility to the process. It ensures that every complaint is logged, categorized, assigned, and tracked until completion. Reports can be generated for MC meetings, RERA submissions, or legal follow-ups. The data collected during the DLP also becomes a valuable resource for post-DLP maintenance planning and budgeting.
Final Thoughts: Make the Most of Your DLP Window with ADDA
The Defect Liability Period is a one-time opportunity for new communities to ensure that their buildings meet promised quality standards. When managed effectively, it saves substantial repair costs in the future and enhances the overall living experience. By leveraging a purpose-built solution like ADDA, OAMs can take full control of the DLP process, ensuring no defect is overlooked and every resolution is well-documented.
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