Effective Date: 1 January 2026

1. Introduction

Welcome to Handover Heroes (handoverheroes.ae), a property inspection and snagging service operated by Property Observer LLC, a company registered and licensed in the Emirate of Dubai, United Arab Emirates.

These Terms of Service govern your access to and use of the Handover Heroes website, mobile platforms, and all property inspection services provided by us. By booking an inspection, submitting an enquiry, or using any part of our website, you confirm that you have read, understood, and agree to be bound by these Terms in full.

If you do not agree to any part of these Terms, you must not use our services or website.

2. Definitions

  • “Company,” “we,” “our,” or “us” refers to Property Observer LLC, trading as Handover Heroes, registered in Dubai, UAE.
  • “Client,” “you,” or “your” refers to any individual or entity that books, pays for, or receives our inspection services.
  • “Services” refers to all property inspection, snagging, and related consulting services offered by Handover Heroes, including Pre-Handover Inspections, DLP Inspections, Secondary Market Inspections, and the End-to-End Investor Pack.
  • “Report” refers to the digital inspection report delivered to the Client following the completion of an inspection, including any accompanying walkthrough video, developer report, or supplementary documentation.
  • “Property” refers to the residential or commercial unit inspected under a booking made through our platform or communication channels.

3. Our Services

Handover Heroes provides independent, third-party property inspection services across the United Arab Emirates. Our core services include:

  • Pre-Handover Inspection: A comprehensive inspection of new-build properties conducted before the client signs handover documents with the developer. Covers apartments, villas, and townhouses across all major developments.
  • DLP Inspection (Defect Liability Period): An end-of-warranty inspection conducted before the developer’s 12-month defect liability period expires, ensuring all remaining and newly developed defects are formally documented and submitted for rectification at the developer’s cost.
  • Secondary Market Inspection: A full condition assessment of resale properties to identify defects, hidden damage, and maintenance concerns before a purchase is finalised.
  • End-to-End Investor Pack: A premium hands-off service designed for overseas and remote investors. Includes full property inspection, developer liaison, defect follow-up, and post-handover support without requiring the client to be physically present.

All inspections cover 200+ checkpoints across structural, mechanical, electrical, plumbing, HVAC, and cosmetic categories. Inspections are conducted by qualified engineers using professional-grade equipment including thermal imaging cameras, moisture meters, and electrical testers.

Every client receives a free instant walkthrough video, a detailed client report within 24 hours, a developer-formatted defect report with photos and video evidence, complimentary de-snagging support, 24/7 client support, a DLP readiness document, and a home maintenance guide.

4. Booking and Payment

4.1 Booking

Inspections may be booked via our website, WhatsApp, telephone, or email. A booking is confirmed only after written confirmation is provided by Handover Heroes and, where applicable, payment or a deposit has been received.

4.2 Pricing

Inspection fees are based on the property type, size, and location. All pricing is quoted in UAE Dirhams (AED) and is exclusive of any applicable taxes unless otherwise stated. Pricing is provided at the time of booking and is valid for 14 days from the date of the quote.

4.3 Payment

Payment is due in full before the inspection takes place unless alternative arrangements have been agreed in writing. We accept bank transfers, credit and debit cards, and other payment methods as communicated at the time of booking.

4.4 Cancellations and Refunds

If you cancel your booking more than 24 hours before the scheduled inspection, you are entitled to a full refund. Cancellations made within 24 hours of the scheduled inspection are subject to a cancellation fee of 50% of the total inspection cost. No refund is available for cancellations made after the inspection has commenced or been completed.

5. Inspection Reports and Deliverables

Upon completion of the inspection, a detailed digital report will be delivered to the Client within 24 hours. The report includes high-resolution photographs, annotations, and recommended actions for every defect or issue identified. A separate developer-formatted report with photographic and video evidence is also provided for submission to the property developer.

The report is prepared for the exclusive use of the Client who commissioned the inspection. The Client may share the report with their property developer, real estate agent, or legal representative for the purpose of seeking rectification of identified defects.

Reports and walkthrough videos reflect the condition of the property at the time of inspection only. Handover Heroes does not guarantee that the property’s condition has not changed since the inspection was conducted.

6. Scope and Limitations

Our inspections are visual and non-invasive. We do not perform destructive testing, open walls, remove fixtures, or dismantle any installed systems. Our inspections cover accessible and visible areas of the property only.

Handover Heroes does not:

  • Provide structural engineering assessments, architectural certifications, or legal property valuations.
  • Guarantee the detection of defects concealed behind walls, under flooring, within sealed ductwork, or in areas that are inaccessible at the time of inspection.
  • Assume liability for defects that develop or worsen after the date of inspection.
  • Guarantee that the developer will rectify all identified defects, as this remains subject to the terms of the Client’s purchase agreement and applicable UAE law.

Where our engineers identify potential issues that require specialist investigation (such as structural concerns or suspected mould), we will note this in the report and recommend further assessment by a qualified specialist.

7. Complimentary De-Snagging and Follow-Up

All inspections include complimentary de-snagging support, which means Handover Heroes will follow up with the developer on your behalf to ensure reported defects are addressed. This support is provided on a reasonable-efforts basis and does not constitute a guarantee that all defects will be resolved by the developer. De-snagging support is subject to the developer’s responsiveness and the terms of the Client’s purchase agreement.

8. Client Responsibilities

By booking an inspection, you confirm that:

  • You are the legal owner, authorised tenant, or authorised representative of the property to be inspected, or you have obtained written permission from the owner or developer to allow access for inspection purposes.
  • You will ensure that the property is accessible at the agreed date and time, including coordination with the developer, building management, or any third party required to grant access.
  • You will provide accurate information regarding the property type, size, location, and any known issues at the time of booking.
  • You understand that delays caused by access issues, incomplete handover, or third-party restrictions may result in rescheduling and potential additional charges.

9. On Time or Free Guarantee

Handover Heroes operates an “On Time or Free” guarantee. If our inspection team does not arrive at the property within the agreed time window for reasons solely within our control, the inspection will be provided at no charge. This guarantee does not apply where delays are caused by access restrictions, building management, developer scheduling, or any circumstance beyond Handover Heroes’ reasonable control.

10. Intellectual Property

All content on the Handover Heroes website, including text, images, graphics, logos, icons, reports, templates, and software, is the property of Property Observer LLC and is protected under applicable intellectual property laws.

Inspection reports and walkthrough videos are licensed to the commissioning Client for personal and professional use related to the inspected property. Reports may not be reproduced, redistributed, published, or used for commercial purposes without prior written consent from Handover Heroes.

11. Limitation of Liability

To the maximum extent permitted by UAE law:

  • Handover Heroes’ total liability arising from or related to any inspection or report shall not exceed the fee paid by the Client for that specific inspection.
  • We shall not be liable for any indirect, incidental, consequential, or punitive damages, including loss of profit, loss of opportunity, or loss of property value.
  • We shall not be liable for any decisions made by the Client based on the contents of an inspection report, including decisions to proceed with or withdraw from a property transaction.

Nothing in these Terms excludes or limits liability that cannot be excluded or limited under applicable UAE law.

12. Privacy and Data Protection

We collect and process personal data in accordance with our Privacy Policy, which is available at handoverheroes.ae/privacy-policy. By using our services, you consent to the collection and processing of your data as described in the Privacy Policy.

13. Third-Party Links and Services

Our website may contain links to third-party websites, tools, or services that are not owned or controlled by Handover Heroes. We have no control over the content, privacy practices, or availability of these third-party resources and accept no responsibility for them.

14. Website Use

You agree not to:

  • Use the website for any unlawful purpose or in violation of any applicable local, national, or international law.
  • Attempt to gain unauthorised access to any part of the website, server, or database connected to it.
  • Introduce any viruses, trojans, or other material that is malicious or technologically harmful.
  • Scrape, copy, or reproduce any content from the website without prior written consent.

15. Force Majeure

Handover Heroes shall not be held liable for any delay or failure to perform its obligations under these Terms where such delay or failure results from circumstances beyond our reasonable control, including but not limited to natural disasters, government restrictions, pandemics, civil unrest, or infrastructure failures.

16. Governing Law and Jurisdiction

These Terms are governed by and construed in accordance with the laws of the United Arab Emirates. Any disputes arising from or in connection with these Terms shall be subject to the exclusive jurisdiction of the courts of the Emirate of Dubai.

17. Amendments

We reserve the right to update or modify these Terms at any time. Any changes will be posted on our website with an updated effective date. Continued use of our services or website after changes are posted constitutes acceptance of the revised Terms.

18. Severability

If any provision of these Terms is found to be invalid, illegal, or unenforceable by a court of competent jurisdiction, the remaining provisions shall continue in full force and effect.

19. Contact Information

Handover Heroes (Property Observer LLC)

108 White Swan Building, Trade Center First, Sheikh Zayed Road, Dubai, UAE

Email: info@handoverheroes.ae

Website: handoverheroes.ae

© 2026 Handover Heroes (Property Observer LLC). All rights reserved.