Dubai Rental Repairs: Who Pays for Maintenance and Damage?
News analysis — source: Gulf News
On August 11, 2026, Gulf News published a piece addressing one of Dubai's most contested rental questions: who is responsible for repairs and damage — the landlord or the tenant. The topic stays front of mind as rental demand remains high and disputes filed with DLD's Rental Disputes Center continue to accumulate.
For a tenant, understanding where their responsibility ends is directly financial: misreading the contract or ignoring the law can mean deposit deductions or legal fees at checkout. For an investor-landlord, a clearly drafted maintenance clause reduces dispute risk and protects the asset. Under Dubai's tenancy law (Law No. 26 of 2007 as amended by Law No. 33 of 2008), major repairs — structural elements, building-wide systems — generally fall to the landlord; routine upkeep and damage caused by the tenant's own actions are the tenant's responsibility.
Dubai's rental market operates under one of the region's most structured legal frameworks: RERA tracks tenancy contracts through Ejari, and disputes are resolved by the Rental Disputes Center. Yet the line between 'major' and 'minor' repair is drawn differently from contract to contract — and that gap is where most conflicts start. For investors running multiple units, a standardised maintenance clause is not a formality; it cuts transaction costs and prevents tenancy turnovers from turning into legal episodes.
FAQ
Who pays for a broken air conditioner in a Dubai apartment?
It depends on the cause. If the fault stems from normal wear or a manufacturing defect, the cost generally falls on the landlord. If the tenant caused the breakdown through misuse or neglect, it's their bill. When there's a dispute, the Rental Disputes Center looks at the contract terms and an independent technical inspection report.
Can a landlord deduct from the security deposit for normal wear and tear?
No. Dubai tenancy law draws a clear line between normal wear and tear — which cannot justify a deduction — and actual damage caused by the tenant. Faded paint or scuffed floors from furniture count as wear; a broken window or water damage caused by the tenant's actions counts as damage.
What can a tenant do if the landlord refuses to make repairs?
Start with a written notice to the landlord — notarised or by registered mail. If there's no response within a reasonable time, file a complaint with the Rental Disputes Center (RDC) at DLD; the process is online. The filing fee is calculated as a percentage of the claim amount and tends to be modest for everyday maintenance disputes.
Is the tenant expected to handle minor repairs themselves?
Yes, in most Dubai tenancy contracts and under general RERA practice, routine day-to-day upkeep — replacing bulbs, tap washers, small plumbing fixes — is assigned to the tenant. What counts as 'minor' is best defined in a written addendum at move-in; that protects both sides when the tenancy ends.
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