Disputes & Rights · Dubai

Who pays for maintenance in Dubai?
Landlord vs tenant repair rules

Updated November 2026 · Law 26/2007 Articles 16–21 and 34 · checked against dlp.dubai.gov.ae and rdc.gov.ae

Who pays when something breaks in a rented flat in Dubai? By default the landlord (Article 16, Law 26/2007) — but the tenancy contract can move maintenance to the tenant. This guide shows what the law says, what your contract can change, and what to do when a repair is ignored.

The short answer: the landlord, unless the contract says otherwise

Article 16 of Law No. 26 of 2007: “Unless otherwise agreed by the parties, the Landlord will, during the term of the Lease Contract, be responsible for the Real Property maintenance works and for repairing any defect or damage that may affect the Tenant’s intended use of the Real Property.” The tenant’s duty is narrower: pay the rent and look after the property as an ordinary person would look after his own (Article 19).

Maintenance and repairs during the lease	Landlord by default (Art. 16) — contract can shift it
Defects and wear and tear not caused by the tenant	Landlord (Art. 17)
Day-to-day care of the unit	Tenant — as an ordinary person would for his own property (Art. 19)
Damage caused by the tenant	Tenant; the landlord may use the security deposit (Art. 20)
Works or restoration by the tenant	Only with the landlord’s permission and any required licences (Art. 19)
Landlord cuts services or disturbs you	Prohibited (Art. 34) — see Rental Disputes Centre

Read what your contract says about maintenance

Because Article 16 starts with “unless otherwise agreed”, the contract decides in practice. Look at the Additional Terms lines of the DLD unified tenancy contract and any addendum: clauses such as “tenant bears minor maintenance” or “AC servicing by tenant” are lawful if clearly agreed. The law does not fix an AED amount for “minor” repairs, so a threshold exists only if you signed it. If a clause is vague, a dispute usually turns on its exact wording — see tenancy contract addendum: clauses and defaults before you sign more.

Report the problem in writing

Send the landlord or agent a dated message or email: what is broken, since when, photos, and a deadline (for example 7 days; the law does not set one). Keep the thread. If the issue stops you using the unit — no water, no AC in summer, a leak — say so, because Article 16 ties the landlord’s duty to defects that affect your intended use.

Decide who fixes what

Structural problems, main plumbing and electrical faults, and wear and tear that is not your fault point to the landlord under Articles 16–17. Damage you or your guests caused, and routine care, point to you. Do not repair or alter things yourself without permission: Article 19 bars changes, restoration or maintenance works without the landlord’s approval and the required licences, except agreed or customary restorations. Article 18 obliges the landlord to give the approvals you need to submit to the authorities for decoration works that do not affect the structure.

If the landlord does not fix it

Follow up in writing, then escalate. Article 34 says the landlord may not disconnect services or disturb the tenant’s use of the property; the tenant may go to the police station with jurisdiction or claim damages before the tribunal, backed by official reports. For a repair dispute the usual route is the Rental Disputes Centre — RDC fees are 3.5% of the claim, minimum AED 500 and maximum AED 15,000 for monetary claims, and 3.5% of annual rent (AED 500–20,000) for claims about the lease itself (RDC fee page, checked 2 Nov 2026). Withholding rent is risky: a landlord can serve a 30-day notice to pay and seek eviction under Article 25(1)(a), so get advice before you do it.

At move-out: deposit and wear and tear

Article 21 requires the tenant to hand the property back in the condition received, except for ordinary wear and tear or damage beyond the tenant’s control, and sends disputes to the tribunal. Article 20 lets the landlord hold a deposit for the property’s upkeep, to be refunded or the remainder returned at the end. Take dated photos at move-in and move-out. Full process: security deposit refund in Dubai.

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Frequently asked questions

Who pays for maintenance in a Dubai rental, the landlord or the tenant?

By default the landlord. Article 16 of Law 26/2007 makes the landlord responsible for maintenance works and for repairing any defect or damage that affects the tenant’s intended use, unless the parties agree otherwise. The tenant must keep the property as an ordinary person would keep his own (Article 19).

Can my contract make me pay for repairs?

Yes. Article 16 opens with “unless otherwise agreed by the parties”, so a clear clause in the tenancy contract or its Additional Terms can move some or all maintenance to the tenant. The law itself sets no AED threshold, so any per-repair limit comes only from your contract.

Who pays for AC repairs in Dubai?

The law does not single out air conditioning. Under Articles 16 and 17 the landlord bears defects and wear and tear that are not the tenant’s fault unless the contract says otherwise, so read the maintenance wording in your own contract and what it says about AC servicing and chillers.

Who is responsible for wear and tear?

Article 17: the landlord is responsible for any defect, damage, deficiency and wear and tear that arises for reasons not attributable to the tenant’s fault. Article 21 lets the tenant return the property in its original condition except for ordinary wear and tear.

Can I fix something myself and deduct it from the rent?

The law does not give tenants a right to deduct repair costs from rent. Article 19 also stops the tenant from making changes or carrying out restoration or maintenance works without the landlord’s permission, apart from agreed or customary ones. Ask the landlord in writing first and keep invoices.

What can I do if the landlord ignores a repair request?

Send a written request, keep photos and messages, and give a reasonable deadline. If nothing happens you can bring the dispute to the Rental Disputes Centre. The tenancy law gives the tribunal power to hear disputes arising under the lease; ask a lawyer which remedy fits your case.

Can the landlord keep my deposit for repairs?

Article 20 lets the landlord take a security deposit to ensure maintenance of the property at the end of the lease, and requires its refund or the remainder. Deductions for ordinary wear and tear are the part most often disputed.

Who pays for maintenance in Dubai?Landlord vs tenant repair rules