Landlord maintenance obligations

The legal starting point

Law No. 26 of 2007, as amended, places the main maintenance burden on the landlord: the property should be handed over in good condition and kept fit for its intended use during the tenancy, unless the parties agree a different split. The contract can allocate certain items to the tenant, so the wording of your additional terms matters a great deal. This is a general summary; confirm the position on specific disputes with RERA or a lawyer.

A typical split

Many Dubai contracts follow a pattern along these lines:

• Landlord: structural issues, major plumbing and electrical faults, air-conditioning repairs and replacement, water heaters, built-in appliances and anything that

stops the home being usable.

• Tenant: light bulbs, minor fixtures, keeping drains clear, routine cleaning, and repairs for damage caused by the tenant or guests.

Some contracts set a small-repairs threshold below which the tenant pays. If you use one, state it clearly and keep it reasonable. Ambiguity tends to be resolved against whoever drafted the term.

Air-conditioning deserves its own clause

Air-conditioning is the most common source of maintenance disputes in Dubai. State who arranges routine servicing and filter cleaning, how often, and who pays for repairs. Regular servicing before the summer prevents most breakdowns and reduces tenant complaints and DEWA bills.

Responding to requests

Ask tenants to report issues in writing with photos. Acknowledge quickly, triage by urgency, and give a repair date. Water leaks, electrical hazards, loss of cooling in summer and security issues need same-day attention. Cosmetic issues can be scheduled. Keep invoices and before-and-after photos. Our maintenance coordination service runs this process with vetted contractors.

Use licensed, insured contractors and agree the price before work starts, except in a genuine emergency. Ask for photos of the problem and the finished repair, and keep warranties for new equipment in the tenancy file. A small panel of reliable trades who know the building saves time on every call-out.

Plan, do not just react

A simple annual plan keeps costs predictable: AC servicing, water heater checks, pest control, sealant and grout renewal in bathrooms, and a full inspection between tenancies. The annual property maintenance calendar sets this out month by month.

Between tenancies

Turnaround is the best time for larger jobs: repainting, deep cleaning, replacing tired appliances. Compare the move-out condition with the move-in report to separate fair wear and tear from tenant damage. Our move-in and move-out inspections give you that evidence.

What happens if repairs are ignored

A tenant who cannot get essential repairs done may take the matter to the Rental Dispute Centre, and a poorly maintained home is harder to renew or re-let at a good rent. Responsive maintenance is one of the cheapest ways to protect your income. For a complete service, see property management.

Building versus unit

Lifts, corridors, pools, gyms and the building's façade are the responsibility of the building's management company and are paid for through service charges. Faults inside the unit are yours or the tenant's under the contract. When a tenant reports a common-area issue, pass it to the management company and keep them informed.