Who is Responsible for Property Maintenance in Dubai?

Dubai attracts a diverse population of residents and visitors, many of whom choose to rent a property. While renting can offer flexibility and convenience, it also comes with its own set of responsibilities for both tenants and landlords. One of the most important aspects is property maintenance, which can affect the comfort and safety of residents and the property's value. In this post, we explore who is responsible for maintaining rental properties in Dubai, examining the relevant laws, regulations, and best practices to provide a comprehensive overview of this crucial issue.

Maintenance Responsibility

Landlords typically bear primary responsibility for structural repairs and major maintenance unless the tenancy contract explicitly transfers specific duties to tenants. Clauses outlining such terms must be clearly defined to avoid disputes.

According to Article 16 of Law No. 26 of 2007, the landlord is responsible for maintaining the property, unless otherwise agreed upon. Most tenancy agreements in Dubai typically allocate minor maintenance to the tenant and major maintenance to the landlord. 

Even this is subject to interpretation as to whether it is minor or major maintenance. In practice, anything related to the equipment, including AC units, water heaters, and water pumps, is considered major and falls under the landlord's responsibility. Conversely, anything minor, such as leaking faucets, blocked drains, and light bulbs, is considered the tenant’s responsibility.

In many tenancy contracts, you will find that minor and major maintenance are defined by the cost of the repairs. For example, if the cost of maintenance is under AED 1,000, it may be considered minor and therefore the tenant's responsibility. Anything over AED 1,000 is considered major and the landlord's responsibility.

Betterhomes Property Management's View 

Betterhomes Property Management tenancy agreements state, as above, that the landlord is responsible for major maintenance and the tenant for minor maintenance. 

But, should there be an agreed-upon financial limit at which the landlord has to take over responsibility for repairs?

In general, using cost as the basis of assigning responsibility can be difficult. This is because some tenants may deliberately obtain expensive quotes so that the landlord has to take responsibility. But this can be avoided by having a Property Manager who takes care of obtaining quotes from trusted partners for any required maintenance work. 

In Case of Tenant’s Negligence

It would be unfair if a landlord had to pay for repairs that were the tenant's fault.  Any intentional or unintentional damage caused to the property or equipment that’s not a result of normal wear and tear becomes the responsibility of the tenant. An example would be a shattered window due to an impact, or a leak that was not reported, which in turn caused damage to the cabinets.

Effective Property Maintenance Tips

The following are tips to be followed by both tenants and landlords to upkeep the property:

• Landlords should conduct thorough property inspections to identify any issues and ensure that tenants are properly maintaining the property.
• The first thing people see is the property's exterior. The landlord should work on it to make it look good and welcoming. This includes maintaining the garden, repairing cracks and keeping it clean.
• The landlord must overall inspect the property and address any foundation issues, such as sinking floors, electrical faults, plumbing problems, or leaks.
• The landlord should inspect all appliances to ensure they are working properly, including the air conditioning unit, stove and heater.
• For any major damage, if the tenant refuses to make the repairs, the landlord should report the issue to Dubai Municipality or the relevant authorities for timely action.

Conclusion

In Dubai, landlords typically handle major repairs, such as plumbing or structural issues. At the same time, tenants are responsible for minor upkeep, such as changing light bulbs or caring for the garden, unless the tenancy agreement states otherwise. Local laws, including Dubai’s Law No. 26 of 2007 and the EJARI registration system, outline these duties to prevent disputes. Clear agreements and open communication between both parties ensure smooth maintenance processes. If conflicts arise, Dubai’s Rental Dispute Settlement Centre (RDC) steps in to resolve issues fairly. By understanding these roles, landlords and tenants can maintain properties effectively and foster positive, long-term rental relationships.

Need a maintenance company?

Our trusted partners, Octopus Home Maintenance, are the perfect choice for all your home maintenance needs.  

Call 800 3993 or email info@octopus.ae.