Key Takeaways
- Under Article 16 of Law No. 26 of 2007, landlords are legally responsible for maintenance and repairs by default.
- Most contracts divide responsibility using a cost threshold, commonly AED 500, with tenants covering smaller repairs.
- DEWA bills and utility costs are always the tenant's responsibility.
- Service charges for shared facilities are paid by the property owner, not the tenant.
- If your landlord refuses to act, the Rental Dispute Centre (RDC) at the Dubai Land Department is your escalation route.
- Always document repair requests with photos and written communication.
What the Law Actually Says
When renting in Dubai, the tenants and landlords are protected by Law No. 26 of 2007. Article 16 of the Dubai rental law is clear:
The landlord is primarily responsible for maintenance works and the repair of any breakdown, defect, or damage that affects the tenant's ability to use the property as intended.
This applies throughout the lease term. It also covers defects caused by normal wear and tear, as long as the tenant is not at fault.
That said, the law also allows the parties to agree otherwise in the tenancy contract. And in practice, most registered contracts in Dubai do exactly that.
How Contracts Split the Responsibility
Nearly all Ejari-registered tenancy contracts in Dubai divide maintenance obligations into two categories: minor repairs and major repairs.
Tenants handle:
- Changing light bulbs
- Minor faucet drips
- Unblocking drains
- Basic cleaning and upkeep (especially in villas)
- Small cosmetic fixes below a set cost threshold
Landlord covers:
- Air conditioning servicing, repair, or replacement
- Major plumbing and electrical work
- Water heaters and pumps
- Structural issues
- Anything that prevents the normal use of the property
The dividing line between these two categories is usually a cost threshold written into the contract. Any repair that costs less than the agreed threshold falls to the tenant. Anything above it is the landlord's responsibility.
This is not a hard legal rule. It is a contract term, and it only applies if your agreement spells it out. Always read your tenancy contract carefully before signing. If you are ever unsure, reviewing the document with a professional before you commit is time well spent.
One other important point: tenants cannot make alterations or carry out major repairs on their own without the landlord's written permission, even if the landlord is unresponsive.
What About Service Charges?
If you are renting in a building or gated community with shared facilities like a pool, gym, lifts, or landscaped areas, there are annual service charges that cover the upkeep of those common spaces. These fees are calculated per square foot of the unit and collected by the owners' association or management company.
The property owner (landlord) is legally responsible for paying service charges. This is not passed on to the tenant in a standard residential lease. The only exception would be if your contract explicitly states otherwise, which is unusual in residential settings but does occasionally appear in commercial leases.
So if your building's gym is closed for maintenance or the lobby needs renovation, that cost sits with the landlord, not you.
Utilities Are Always the Tenant's Responsibility
One area with no ambiguity at all is utilities. DEWA electricity and water bills, as well as any district cooling charges, are always the tenant's responsibility. This holds regardless of what the tenancy contract says about maintenance. If you need a refresher on how to register for DEWA when moving in, the process is straightforward and can be completed online.
FAQs
My landlord is ignoring my repair requests. What can I do?
Start by sending a formal written request, whether by email or WhatsApp, so there is a clear record. If the landlord remains unresponsive after a reasonable amount of time, you can escalate to the Rental Dispute Centre (RDC) at the Dubai Land Department. The RDC can order the landlord to carry out repairs and, in serious cases, may allow for rent reductions or contract termination.
Can a tenant carry out repairs and deduct the cost from rent?
This is only possible in specific circumstances and generally requires prior notice to the landlord, a reasonable waiting period, and, in some cases, an RDC ruling. It is not something a tenant can do unilaterally. Attempting to self-repair without following the correct process could create a dispute over the tenancy. When in doubt, go through official channels first.
Q: What counts as normal wear and tear?
Normal wear and tear includes things like minor scuffs on walls, faded paint over a long tenancy, or slight carpet wear from regular use. These are the landlord's responsibility. Damage caused by misuse, negligence, or alterations without permission, such as a broken door handle due to force or a hole in the wall, is the tenant's liability. The distinction matters most at the end of a tenancy when deposits are being settled.
Before you sign the tenancy contract, read the maintenance clauses in your contract and register Ejari. Know the threshold amount. Know which repairs fall to you and which do not. If you are renting a villa, understand that day-to-day upkeep of gardens or private pools may be written in as your responsibility.
When a repair is needed, report it in writing. A WhatsApp message, email, or formal notice through a property management platform creates a timestamp and a paper trail. If things go wrong, that documentation is what protects you at the RDC.
For landlords, staying on top of maintenance is not just a legal obligation. It protects the value of your asset and your relationship with tenants. Platforms like Keyper make maintenance coordination straightforward, with digital records of every request and resolution so nothing slips through the cracks.
Understanding your rights and responsibilities as a tenant in Dubai goes beyond just maintenance. But getting this part right sets the tone for a smooth, dispute-free tenancy.
Maintenance responsibility in Dubai is not a grey area. The law defaults to the landlord; most contracts refine the split with a cost threshold, and service charges stay with the property owner. Know your contract, keep records, and use the RDC if you need to.
That is how you protect yourself when you are renting out a property in Dubai from outside.
