Who Pays for Maintenance and Repairs in a Dubai Rental?

Understand tenant and landlord responsibilities for maintenance and repairs in Dubai rental properties, according to RERA laws. Learn about costs, contract clauses, and legal rights.

Maintenance and Repairs

Introduction

Renting a property in Dubai comes with several responsibilities for both landlords and tenants. One of the most common concerns among renters is: who is responsible for maintenance and repairs in a Dubai rental?

The answer depends on Dubai’s rental laws, the tenancy contract, and the type of repair required. The Real Estate Regulatory Agency (RERA) and Dubai Tenancy Law outline clear guidelines on this subject to protect both parties.

This comprehensive guide explains who pays for maintenance and repairs in a Dubai rental, key legal provisions, and how to handle disputes.


1. Legal Framework: RERA and Dubai Tenancy Law

The Dubai Tenancy Law (Law No. 26 of 2007, amended by Law No. 33 of 2008) regulates the responsibilities of landlords and tenants. According to Article 16 of the law:

The Dubai Real Estate Market operates under these rules to ensure fair treatment for both parties.

🔗 Dubai Tenancy Law (RERA)


2. Landlord's Responsibilities for Maintenance and Repairs

A. Major Structural Repairs

The landlord is responsible for:
 ✔ Structural integrity – Walls, roofs, foundations, and external elements.
 ✔ Plumbing and electrical systems – Major leaks, wiring faults, or circuit failures.
 ✔ HVAC systems – Central air conditioning, ventilation, and heating breakdowns.
 ✔ Building maintenance – Elevators, security systems, and common areas.

If the landlord fails to conduct necessary repairs, tenants can file a complaint with RERA.

🔗 RERA Rental Dispute Center


B. Emergency Repairs

Landlords are responsible for urgent repairs that impact the habitability of the property, such as:
 ✔ Water supply failure.
 ✔ Electrical breakdown affecting the entire unit.
 ✔ Serious leaks causing structural damage.

Tenants should notify the landlord immediately in writing and keep records of the communication.


C. Annual Maintenance Services

✔ Many landlords provide annual maintenance contracts with property management companies.
 ✔ This covers AC servicing, plumbing checks, and electrical inspections.
 ✔ Tenants should confirm if such services are included in their rental contract.

🔗 Best Property Management Companies in Dubai


3. Tenant’s Responsibilities for Maintenance and Repairs

A. Minor Repairs and Day-to-Day Maintenance

Tenants must cover:
 ✔ Basic plumbing fixes – Minor pipe leaks, clogged sinks, and faucet repairs.
 ✔ Lightbulb and battery replacements – Ceiling lights, smoke detectors, and remote controls.
 ✔ Routine AC maintenance – Filter cleaning and minor servicing unless covered by the landlord.
 ✔ Pest control – Regular insect and rodent prevention unless the infestation is severe.

Most contracts state that tenants must handle repairs below AED 500 to AED 1,000, while landlords pay for anything above this amount.

🔗 Dubai Rental Contracts Explained


B. Damage Caused by Tenant Negligence

If damage occurs due to tenant misuse or negligence, they must cover the repair costs. Examples include:
 ✔ Breaking a window or door.
 ✔ Damaging kitchen appliances beyond normal wear and tear.
 ✔ Unauthorized modifications leading to damage.

Tenants should report any issues promptly to avoid worsening damage that could become a major expense.


4. What the Rental Contract Should Specify

To avoid disputes, Dubai rental contracts should include:
 ✔ A clear breakdown of maintenance responsibilities.
 ✔ Repair cost thresholds (e.g., tenant covers up to AED 500, landlord covers major repairs).
 ✔ Timeframes for landlords to respond to repair requests.

Tenants should review and negotiate these terms before signing the lease.

🔗 How to Rent an Apartment in Dubai


5. What to Do If Your Landlord Refuses to Pay for Repairs?

If a landlord fails to conduct necessary repairs, tenants can take the following steps:

Step 1: Notify the Landlord in Writing

✔ Send an email or registered letter with details of the issue.
 ✔ Request repairs within a reasonable timeframe (7-14 days).

Step 2: Escalate to RERA’s Rental Dispute Center

✔ If the landlord ignores requests, tenants can file a complaint with RERA.
 ✔ A formal dispute resolution process will begin.
 ✔ If the tenant wins, the landlord is legally required to fix the issue.

🔗 File a Rental Dispute in Dubai


6. Who Pays for Maintenance in Freehold vs. Leasehold Properties?

✔ In Freehold Properties, the owner (landlord) bears full responsibility for repairs.
 ✔ In Leasehold Properties, the maintenance structure depends on the developer’s service agreement.

🔗 Freehold vs Leasehold Properties in Dubai


7. Service Charges and Maintenance Fees in Apartments for Rent in Dubai

For tenants living in Apartments for Rent in Dubai, maintenance and service fees depend on:
 ✔ Building management policies – Some buildings charge tenants a maintenance fee.
 ✔ Short-Term Rentals in Dubai – Many include maintenance in the rent price.

🔗 Dubai Property Service Charges Guide


8. Conclusion: How to Avoid Maintenance Disputes

To ensure a smooth rental experience in Dubai, tenants should:
 ✔ Read the lease agreement carefully before signing.
 ✔ Clarify maintenance responsibilities with the landlord.
 ✔ Report maintenance issues promptly in writing.
 ✔ Negotiate minor repair limits (AED 500 - AED 1,000) in the contract.
 ✔ Use RERA’s dispute services if landlords fail to comply.


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 ✔ A database of all off-plan projects and rental listings.
 ✔ Direct connections to RERA-certified brokers and legal advisors.
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