Who Handles Maintenance in Dubai Rentals?

Who is Responsible for Maintenance When Renting Property in Dubai?

For those living and working in Dubai, one of the most common questions regarding property rental is who is responsible for maintenance work: the tenant or the landlord? Although the answer is relatively clear from a legal standpoint, in practice, it often leads to misunderstandings and disputes, especially if the rental agreement does not clearly regulate maintenance responsibilities. Let’s take a closer look at what the current Dubai legislation says about this and how to proceed in practice.

Relevant Law: Law No. 26/2007

In the Emirate of Dubai, the relationship between landlords and tenants is governed by Law No. 26/2007, which stipulates that, as a general rule, the owner is responsible for maintaining the property. This obligation specifically refers to malfunctions, damages, and irregularities that prevent the tenant from using the property as intended.

Article 16 of the law states:

"In the absence of an alternative agreement, the landlord shall be responsible for maintaining the property, as well as correcting any faults that hinder the tenant's intended use."

This means that the landlord (owner) is obliged to maintain and repair major systems—such as air conditioning, plumbing, electrical networks, windows and doors—provided that these failures were not caused by the tenant.

The Question of Minor Maintenance

In practice, however, it often arises that the owner insists on the tenant handling "smaller" maintenance tasks—such as changing light bulbs, fixing a dripping tap, or clearing a clogged drain. This is frequently stipulated in the rental contract.

The law also addresses this issue: according to Article 19, the tenant is obliged to use the property in a "good father manner" and to take care of it as if it were their own. In addition:

"The tenant is obligated to carry out the repairs agreed upon or that are customarily their responsibility."

Based on this, minor repairs—if they customarily fall to the tenant—can be transferred, especially if there is a specific provision in the contract.

What Qualifies as "Minor" Repair?

There is no precisely defined list in the legislation, but generally, this includes:

Changing light bulbs, batteries

Repairing faucet seals

Clearing blockages if the issue is not in the main system

Replacing wall switches

It is important to note, however, that the failure of utility systems, such as a central air conditioner fault or a main water pipe burst, does not fall into this category and remains the responsibility of the owner.

What If the Tenant Repairs the Fault?

According to the law, the tenant can only perform any maintenance or repair with the written permission of the owner, especially if it involves altering the structure or systems of the property. Additionally, if the work requires a permit, approval from the relevant authorities must also be obtained.

This is especially important if the tenant, for example:

Wants to replace the air conditioner

Wants to renovate the bathroom

Wants to knock down or build a wall

Article 19 clearly states:

"The tenant may not make any alterations or perform any maintenance on the property without the owner's consent and obtaining necessary authority approvals."

What Happens in Case of Dispute?

If a dispute arises between the tenant and the owner regarding maintenance responsibilities, the matter can be taken to the Dubai Rental Dispute Settlement Centre. This authority is responsible for making decisions in such disputes—typically based on the text of the rental agreement and the prevailing laws.

It is important for the tenant to document the faults and notify the owner in writing (preferably via email or WhatsApp), ideally with photos and dates. If the owner does not respond, this strengthens the tenant's position before the authority.

Conclusion: What Should Each Party Do?

Dubai's rental laws fundamentally protect the tenant when it comes to maintenance. The basic rule is that the owner is responsible for all repairs and maintenance that prevent intended use and are not the tenant's fault.

The tenant, on the other hand, is responsible for the proper and fair use of the property, as well as performing minor, everyday maintenance tasks—but only if these are stipulated in the contract, or if customarily expected.

The most important thing: always have a clear and detailed rental agreement that explicitly regulates maintenance responsibilities. This is important not only to avoid unpleasant disputes but also to provide legal protection for both parties.

(Source of the article: Based on Dubai Rent Law.)