Property Handover in Egypt: What to Do If Your Unit Is Not as Agreed

You have finally reached the property handover date for the apartment, villa, or unit you purchased from a real estate developer.

But when you arrive, you discover something unexpected:

The unit is not the same as the one you contracted for. The size, location, layout, finishing, materials, or specifications may be different. Or perhaps the unit is correct, but you find serious defects in the finishing.

What should you do?

The most important thing is: do not rush to sign the handover documents before understanding your legal position.

Is the Developer Required to Deliver the Property as Agreed?

Generally, the seller or developer is expected to perform the obligations agreed upon in the contract.

The contract, its annexes, specifications, approved plans, payment documents, and other written communications may all be important when determining whether the delivered unit complies with what was agreed.

This is why reviewing your documents before property handover can be extremely important.

You can also read our Real Estate Law in Egypt page to learn more about our legal services for property transactions, contract review, and real estate due diligence.

1. Compare the Actual Unit With Your Contract

Before signing anything, compare the property with the documents you signed.

Check:

• Unit number and building
• Floor and location
• Size and layout
• Number of rooms
• Finishing specifications
• Flooring and wall finishes
• Doors and windows
• Electrical installations
• Plumbing
• Bathrooms and kitchens
• Balconies and terraces
• Agreed facilities or features
• Any approved plans or specifications

Do not rely only on what the developer’s representative tells you at the handover.

The written contractual documents are what should be carefully examined.

2. What If the Unit Is Completely Different?

If the developer is offering you a different unit from the one stated in your contract, this may be significantly more serious than an ordinary finishing defect.

For example, there could be a difference in:

• The unit number
• Floor
• Location
• Area
• Layout
• View
• Design
• Contractual specifications

In this situation, do not simply sign a document stating that you have received the agreed property without first obtaining legal advice.

The exact legal consequences depend on your contract and the nature of the difference.

3. What If the Unit Is Correct but Has Finishing Defects?

This is one of the most common problems during property handover.

You may discover:

• Cracks
• Water leakage
• Damaged tiles
• Poor painting
• Defective doors or windows
• Plumbing problems
• Electrical defects
• Incomplete finishing
• Different materials from those specified in the contract
• Defective bathrooms or kitchens

Create a detailed list of every defect.

Take clear photographs and videos and keep copies of all communications with the developer.

Do not depend on verbal promises such as:

“Sign the handover and we will fix everything later.”

If repairs are promised, try to ensure that the defects and the developer’s obligations are documented in writing.

4. Should You Sign the Handover Document?

This is one of the most important questions.

There is no universal answer because the legal effect of a handover document depends on its exact wording and the circumstances.

A document stating that the unit was received without objections, or that it fully complies with the agreed specifications, may become important in a later dispute.

Therefore, if you have discovered defects or differences, have the handover document reviewed by a lawyer before signing it.

If you are required to sign, your lawyer can advise you on whether and how your objections should be recorded as reservations.

5. Notify the Developer in Writing

Do not rely exclusively on conversations at the property.

Send a written notification identifying the problems you discovered.

Keep:

• Emails
• WhatsApp messages
• Inspection reports
• Photographs
• Videos
• Handover documents
• Contracts and annexes
• Payment records
• Developer correspondence

Written evidence can become extremely important if the dispute later requires formal legal action.

6. Do Not Wait Too Long

Once you discover a defect or contractual discrepancy, act promptly.

Egyptian law contains rules concerning defects in sold property and the buyer’s obligation to inspect and notify the seller after discovering certain defects.

The exact legal deadlines and consequences can depend on the circumstances and the applicable contractual and legal provisions.

You should therefore avoid waiting until the problem becomes more difficult to prove or resolve.

For general consumer protection procedures, you can also consult the official Egyptian Consumer Protection Agency, which provides a complaint mechanism and lists housing units among the categories covered by its complaint system.

7. What Can a Lawyer Do Before You Accept the Unit?

A lawyer can review the entire transaction rather than looking only at the physical defects.

This may include:

1. Reviewing the sale contract.
2. Comparing the unit with the contractual specifications.
3. Reviewing the handover document.
4. Examining photographs and inspection evidence.
5. Reviewing correspondence with the developer.
6. Identifying contractual breaches or potential defects.
7. Advising you on appropriate reservations.
8. Preparing formal legal correspondence when necessary.
9. Assessing potential claims based on the specific circumstances.

This approach is consistent with the importance of legal document review and due diligence in real estate transactions. Our Real Estate Law services include contract review, legal document review, and real estate due diligence.

What About Maintenance and Common Facilities?

Sometimes the problem discovered at handover is not limited to the inside of the unit.

Buyers may also discover issues involving:

• Swimming pools
• Elevators
• Landscaping
• Common areas
• Roads
• Security
• Maintenance services
• Resort facilities

Your maintenance agreement may contain important obligations concerning these services.

Our guide on Property Maintenance Contract Review explains why maintenance fees, repair responsibilities, transfer clauses, and handover obligations should be carefully reviewed.

What Should You Do Immediately?

If you are facing property handover problems, follow these basic steps:

1. Do not rush to sign.

2. Photograph and record every defect.

3. Compare the actual unit with your contract and specifications.

4. Keep all communications with the developer.

5. Request that your objections are documented in writing.

6. Have the contract and handover document reviewed by a lawyer as soon as possible.

Do You Have a Property Handover Problem in Hurghada or Egypt?

If you arrived to collect your apartment, villa, or other property and discovered that the unit is not what you contracted for, or that it has significant finishing defects, do not wait until the situation becomes more complicated.

The handover stage can be legally important because documents signed at this stage may later become relevant to your rights and claims.

At Experts Attorneys At Law, we assist clients with real estate contract review, property due diligence, handover issues, and legal disputes involving property transactions in Egypt.

If you have already received a handover notice, discovered defects, or been asked to sign a handover document, contact us promptly and let a lawyer review the documents before you take the next step.

Experts Attorneys At Law – Hurghada

📞 +20 127 728 8880
📧 info@hurghada-lawyer.com

Contact our law firm for a legal review of your property documents and handover situation.

Legal Disclaimer: This article provides general legal information and does not constitute legal advice. The rights and remedies available to a buyer depend on the specific contract, property, defects, evidence, and applicable Egyptian law. A lawyer should review the relevant documents before you sign a handover document or take formal legal action.