A broken air conditioner, leaking pipe or failed appliance can quickly become an argument about money. The safest answer is rarely a generic “minor repairs belong to the tenant” rule. Dubai’s tenancy law starts with the contract, then sets a default position where the parties have not agreed otherwise.
This guide separates legal responsibility, practical reporting and evidence. It is written for ordinary residential leases; unusual property, insurance or contractual arrangements may need individual advice.
1. Read the maintenance clause before using a price threshold
Article 16 of Dubai Law No. 26 of 2007 says that, unless the parties agree otherwise, the landlord is responsible during the lease for maintenance and for repairing defects or damage that affect the tenant’s intended use. Many contracts allocate routine or low-value items differently. That allocation matters, but the signed wording must be read as a whole.
A monetary threshold printed in a contract is a contractual allocation, not a universal amount fixed by Dubai law. Check whether the clause defines each incident, each invoice, emergency work, consumables, call-out charges and repeat failures.
2. Separate wear, breakdown and tenant-caused damage
| Situation | Starting point | Evidence to keep |
|---|---|---|
| Defect affecting normal use, not caused by tenant | Landlord responsibility unless validly agreed otherwise | Dated report, photos, technician diagnosis |
| Damage caused by tenant, household member or guest | Tenant may be responsible | Move-in record, cause report, invoice |
| Routine item expressly allocated in the lease | Follow the clear written term | Signed contract and quotation |
| Common-area equipment or building service | Report to management; owner remains the account holder for service charges | Ticket number and management response |
Article 17 places defects, damage, deficiency and wear outside the tenant’s fault on the landlord. Article 19 requires the tenant to pay rent, maintain the property as an ordinary person would maintain their own property, and return it in the received condition except for ordinary wear or reasons beyond the tenant’s control.
3. Report first, then authorise work
Send a written notice that identifies the problem, when it began, its effect on safe use and any steps taken to prevent further damage. Attach clear photographs or video. Unless there is an immediate safety emergency, obtain the landlord’s or property manager’s written approval before appointing a contractor. Article 18 also requires landlord cooperation where official approvals are needed for permitted works.
4. Service charges are not the same as in-unit repairs
DLD states that an owner is responsible for common service charges unless the lease says the tenant will pay them. These building-wide charges fund common-part management, operation, maintenance and repair. They do not automatically answer who pays for an in-unit fault. Compare the lease, the management invoice and the contractor diagnosis before moving a cost from one party to the other.
5. Escalate a genuine dispute through the proper route
If notice and a reasonable repair opportunity do not resolve the issue, preserve the evidence and obtain advice on the Rental Disputes Centre process. Avoid deducting repair costs from rent or withholding rent without a clear legal basis. The correct remedy depends on the contract, seriousness of the defect, notice given and evidence of cause.
Practical checklist
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Frequently asked questions
Does Dubai law set a universal AED amount for minor maintenance?
No. Law No. 26 of 2007 does not set a standard AED threshold. A threshold may appear in the tenancy contract, so read its exact scope and exceptions.
Is the landlord always responsible for air-conditioning repairs?
Not automatically in every contract. The default legal position covers maintenance and defects affecting intended use unless the parties agreed otherwise. Cause, lease wording and whether the system is in-unit or common-area all matter.
Can a tenant arrange repairs and deduct the cost from rent?
Do not assume so. Report the fault, seek written approval and obtain advice before making a deduction. Unauthorised work or rent withholding can create a separate dispute.
Who pays for damage caused by the tenant?
A tenant can be responsible for damage attributable to their fault or the fault of people they allow into the property. A technician’s cause report and move-in condition record help distinguish damage from wear.
Are building service charges a tenant cost?
DLD says the owner is responsible unless the lease provides that the tenant will pay. This is separate from deciding responsibility for a specific in-unit repair.
What should be included in a maintenance report?
State the location, symptoms, date discovered, effect on use, any immediate safety concern and access availability. Add photos and request a written response.
Official sources
- Dubai Legislation: Law No. 26 of 2007, Articles 15–19
- Dubai Land Department: Ejari Guide in Dubai
- Dubai Land Department: Frequently Asked Questions
Disclaimer: This article provides general information, not legal, technical, financial or contractual advice. Rules, charges and service procedures can change; verify the contract and the official service that applies to the specific property before making a decision or payment.
