UAE landlord maintenance obligations — what you must provide

Landlords in Dubai have specific legal obligations to maintain their properties. Failing to meet these obligations can result in RDSC orders, rent reductions, and significant legal liability. Understanding exactly where the dividing line falls between landlord responsibility and tenant responsibility is essential.

The legal basis

Article 16 of Law No. 26 of 2007 establishes the core principle: the landlord is responsible for maintaining the leased property and ensuring it remains fit for the purpose for which it was leased throughout the entire tenancy term — not just at the start. This is a continuing obligation, not a one-time obligation at the beginning of the lease.

What landlords must maintain

• Structural integrity: walls, ceilings, floors, roof, and foundations
• Plumbing: water supply pipes, drainage, sewerage, and sanitary fittings
• Electrical systems: wiring, consumer units, main sockets, and lighting circuits
• HVAC systems: central air conditioning and ventilation equipment
• Elevators and common area equipment (for apartment buildings)
• Major kitchen and bathroom fixtures (built-in ovens, extractor fans, bath and shower fittings)
• Water heaters and boilers
• Windows and external doors

What tenants are responsible for

Under the standard framework, tenants are responsible for minor repairs that cost less than AED 500, including:

• Replacing light bulbs and batteries
• Minor tap washer replacements
• Clearing minor blockages in sinks and drains
• Replacing cracked outlet covers or light switch covers
• Minor door handle adjustments

However, these thresholds can be modified by the tenancy contract. Some contracts assign all plumbing blockages to the tenant, or increase the AED 500 threshold. Always check your specific contract terms.

Response time obligations

Once a tenant submits a written maintenance request, the clock starts ticking. For urgent repairs — defined as issues that make the property uninhabitable or dangerous (no electricity, major water leak, complete AC failure in Dubai summer, structural crack) — the landlord should respond and commence repairs within 15 days.

For non-urgent maintenance, 30 days is the standard expectation. If the landlord fails to respond within these timeframes, the tenant can escalate.

Consequences of failing to maintain

If a landlord fails to carry out necessary maintenance despite a written request, the tenant has three escalating options:

1. 1

   File a complaint with the Rental Disputes Settlement Centre (RDSC), requesting an order compelling the landlord to carry out the repairs.

2. 2

   In some cases, the RDSC may grant permission for the tenant to carry out the repairs themselves and deduct the cost from rent — though this requires explicit RDSC authorisation, not unilateral action by the tenant.

3. 3

   If the uninhabitable condition is serious and persistent, the tenant may apply for a rent reduction proportionate to the diminished use of the property.

Documentation best practices

To protect yourself as a landlord, maintain thorough records of all maintenance activities:

• Keep signed inspection reports at the start and end of every tenancy
• Log all maintenance requests received from tenants (email is ideal — creates a timestamped record)
• Keep receipts and work orders for all repairs carried out
• Use a reliable building management system or spreadsheet to track repair histories per property
• Conduct annual property inspections (with proper notice to tenants) to catch problems early
• Ensure all contractors are properly licensed and insured

Good documentation protects you in two ways: it demonstrates compliance with your maintenance obligations at the RDSC, and it provides evidence to support deposit deductions at the end of the tenancy.