The short answer: who pays for maintenance in Dubai
In Dubai the starting point is Law No. 26 of 2007, as amended by Law No. 33 of 2008, which regulates the relationship between landlords and tenants and is published in full in the Dubai Land Department Tenancy Guide. Article 16 sets the default rule: unless the parties agree otherwise, the landlord is responsible during the lease for the maintenance works of the property and for repairing any defect or damage that may affect the tenant's intended use. In plain terms, when something fails in a way that stops you using the home or office as it was rented, the law points to the landlord first.
The tenant's side is set by Article 19. The tenant must pay the rent on its due dates and maintain the property in the way an ordinary person would maintain their own property. The same article says the tenant may not make changes or carry out restoration or maintenance works without the landlord's permission and the licences required by the competent authorities, apart from restorations that were agreed or that are customary for tenants to carry out. At the end of the lease, Article 21 requires the tenant to hand the property back in the same condition it was received, except for ordinary wear and tear or damage caused by reasons beyond the tenant's control.
So the short answer has three parts. The landlord delivers a property in good condition and keeps it usable. The tenant looks after it sensibly and does not cause avoidable damage. And the lease contract can move responsibilities between the two, because Article 16 begins with the words unless otherwise agreed by the parties. The rest of this guide shows what that means for air conditioning, plumbing, water tanks, electrics, pest control, alterations, the security deposit and disputes, so both sides know where they stand before something breaks.
This guide explains the law as published by the Dubai Land Department and how it is applied to everyday maintenance decisions. It is not legal advice and it does not replace your own contract. Where a specific lease, a building's rules or an active dispute is involved, the contract and the competent tribunal decide, so read your own lease line by line before relying on any general rule described here.
What Dubai's tenancy law says, article by article
Article 15 is the foundation: the landlord is bound to hand over the property in good condition, which allows the tenant full use as stated in the lease contract. On the first day of the lease the air conditioning should cool, the water should run at usable pressure, the electrical installation should be safe and the property should be fit for the purpose written in the contract. Defects that already exist at handover are, by this article, the landlord's to resolve, which is exactly why a written and photographed condition record at move-in becomes so valuable months later.
Article 16 covers the life of the lease. Unless otherwise agreed, the landlord is responsible for the property's maintenance works and for repairing any defect or damage that may affect the tenant's intended use. Two details matter here. The article covers both maintenance works and repairs, so it is not limited to emergencies. And it links repairs to the tenant's intended use, so a fault that prevents normal use of a bedroom, a kitchen, a bathroom or an office area falls squarely within it.
Article 17 adds two further landlord duties. The landlord may not make changes to the property or its amenities that would prevent the tenant from full use as intended, and is responsible for such changes whether made personally or by anyone the landlord authorises. The same article states that the landlord is responsible for any defect, damage, deficiency and wear and tear occurring to the property for reasons not attributable to the fault of the tenant. This is the clearest statement in the law that ordinary ageing of the property during the lease sits on the landlord's side.
Article 18 deals with paperwork for tenant works. When the tenant wishes to carry out decoration works or other works that need approvals from the competent official entities in the emirate, the landlord must provide the approvals required, provided the works do not affect the structure of the property and the tenant holds the official documents requesting those approvals. In practice this is the article that makes tenant fit-outs and decoration possible without the landlord blocking the official process.
Article 19 sets the tenant's standard of care, described above: pay the rent on time and maintain the property as an ordinary person would maintain their own. It also limits what tenants may do on their own initiative. Changes, restoration and maintenance works need the landlord's permission and the required licences, except for restorations that were agreed or are customary for tenants. Article 20 allows the landlord to take a security deposit to ensure maintenance of the property at the expiry of the lease, with the duty to refund the deposit or what remains of it, and Article 21 sets the return condition: the same condition as received, except ordinary wear and tear and damage beyond the tenant's control, with disputes referred to the tribunal.
Unless otherwise agreed: how your lease contract changes the default
Because Article 16 opens with unless otherwise agreed by the parties, the lease contract is the first document to check whenever something needs fixing. A contract can move specific tasks to the tenant, set a limit for minor repairs, require the tenant to arrange routine servicing, or confirm that the landlord covers everything through a maintenance company. When the contract is silent on a point, the default rules in Articles 15 to 21 apply. When it is clear, it usually decides the question before anyone needs to argue about the law.
The Dubai Land Department Tenancy Guide also shows how seriously maintenance responsibility is treated at registration. Among the conditions it lists for owners who lease and manage their property themselves, the party responsible for maintenance must be identified and a maintenance contract procured from a building maintenance company, and the party responsible for cleaning, security and facility management of the property must be identified. The same list asks for the facilities available to tenants, such as swimming pools, gyms, gardens and parking, and the obligations attached to them, to be identified.
A strong maintenance clause answers eight questions in writing. Which systems are covered, such as air conditioning, plumbing, water heaters, water tanks, electrical, appliances, pools and gardens. Who arranges the work and who pays for it. Whether there is a value below which the tenant handles small repairs. How faults are reported and to whom. How quickly the responsible party must respond. Who chooses the contractor. How the condition of the property is recorded at the start and at the end. And what happens if the responsible party does not act within the agreed time.
Vague wording creates most maintenance disputes. A clause that only says the tenant is responsible for minor maintenance invites argument, because a blocked drain, a failed AC capacitor and a leaking mixer can each be called minor by one side and major by the other. Adding short examples to the clause, such as replacing light bulbs and cleaning AC filters as tenant tasks and compressor, water heater and pump failures as landlord tasks, removes most of the grey area. Both parties should keep a signed copy, and both should know where the clause sits before the first fault appears.
Commercial leases deserve extra attention. Offices, shops and restaurants often involve fit-out works, specialised systems such as kitchen exhaust or grease traps, and longer contract terms, so the allocation of maintenance can be very different from a residential lease. The same law applies to both, but the contract does more of the work. A commercial tenant should agree in writing who maintains every system the business depends on, because a single failed system can stop trading for days.
Wear and tear or damage: the line that decides most disputes
Most landlord and tenant disagreements come down to one question: is this ordinary wear and tear or is it damage. The law treats them differently. Under Article 17 the landlord is responsible for wear and tear that occurs for reasons not attributable to the tenant's fault, and under Article 21 the tenant does not have to return the property free of ordinary wear and tear. Damage caused by the tenant failing to look after the property as an ordinary person would, under Article 19, is a different matter.
Ordinary wear and tear is the gradual ageing that happens even when a property is used carefully. Paint that dulls or marks lightly in busy areas, small scuffs near door frames, AC components and seals that age with years of running, grout that discolours over time, carpets that flatten along walking routes and hinges that loosen through normal use all fall naturally into this category. None of these happen because someone misused the property; they happen because people live and work in it.
Damage looks different. Holes in walls beyond normal picture hanging, burns on worktops, broken fittings, doors forced off hinges, drains blocked by items that should never go down a drain, appliances broken through misuse and stains from spills that were never cleaned are the kind of items a landlord can reasonably question at the end of a lease. Where damage is found, the security deposit described in Article 20 is the usual source for putting it right, subject to the refund duty in the same article.
Water leaks show why timing matters. A leak from an ageing pipe joint is a defect the landlord must repair under Article 16. But if a leak is visible and nobody reports it for weeks, the resulting damage to ceilings, cabinets or flooring becomes much larger, and each side may argue about who should have acted. Reporting every fault in writing as soon as it appears protects the tenant, gives the landlord the chance to fix it while it is small, and creates a clear timeline if the matter ever reaches the tribunal.
Evidence decides grey cases. Dated photos and short videos of every room at move-in, a signed condition report, a record of every fault reported with the date and the response, receipts and invoices for every repair, and a second set of photos at move-out give both parties facts instead of memories. Article 21 says that a dispute about the return condition must be referred to the tribunal, and the side with the clearer record usually finds it easier to make its case.
Air conditioning: who pays for what
In Dubai an air conditioning system is part of what makes a property usable, so an AC that stops cooling is a clear example of a defect that may affect the tenant's intended use under Article 16. Unless the lease says otherwise, repairing a failed compressor, a burnt fan motor, a faulty control board, a refrigerant leak or a failed thermostat sits with the landlord, particularly where the failure comes from age or normal use. Article 17 reinforces this by placing wear and tear not caused by the tenant on the landlord's side.
Routine AC care is where contracts most often differ. Some leases ask the tenant to clean or replace filters, keep vents and returns clear and report unusual noise or water. Others leave all servicing to the landlord's maintenance company. If the lease is silent, both sides benefit from agreeing in writing who arranges servicing and how often, because a neglected system works harder, cools less and fails sooner. Whoever is responsible, keep service records with dates, because they show the system was looked after.
Damage caused by misuse is different. Blocking indoor units with furniture or curtains, running units with missing filters, physically damaging grilles or outdoor units, or making changes to the system without permission can shift responsibility for resulting repairs to the tenant under Article 19, which requires the property to be maintained as an ordinary person would maintain their own and forbids unapproved works. Clear house rules in the lease and a short handover briefing on how the system is meant to be used avoid most of these cases.
Water from an AC deserves fast action. A blocked condensate drain can push water out of an indoor unit and stain ceilings, walls and furniture within days. The fix is usually simple when caught early, and the damage grows quickly when it is not. Tenants should report dripping, damp patches or musty smells near units immediately and in writing, and landlords should arrange inspection quickly, because the cost of a drain line clean is small compared with repainting, replacing ceiling boards or answering a claim for damaged belongings.
At move-in, test every unit for cooling in each room, note any noise, smell or water, and photograph the thermostat readings and the condition of the indoor units. At move-out, repeat the same check. If a unit fails in the last weeks of a lease, report it at once so it is recorded as a defect during the tenancy rather than discovered at inspection, when it becomes much harder to show whether the failure came from age or from misuse.
Plumbing, water heaters and water tanks
Plumbing faults follow the same logic as AC faults. Leaking pipe joints, failed valves, worn mixers, cracked fittings, low pressure caused by an ageing pump and water heaters that stop heating are defects that may affect intended use, so under Article 16 they sit with the landlord unless the lease says otherwise. Where a failure comes from normal ageing, Article 17 points the same way. Water heaters in particular age with use, and a heater that fails after years of service is a typical landlord repair.
Blockages are where the tenant's duty of care becomes relevant. Kitchen drains blocked by grease and food waste, toilets blocked by wipes or sanitary products and shower drains blocked by hair are classic examples of problems caused by use rather than by the installation. Under Article 19, a tenant who causes a blockage through misuse may be asked to cover the repair. A lease that lists these examples, and a short note at handover about what should not go down drains, prevent most of these disputes before they start.
Water tanks need a clear owner. Dubai Municipality advises residents to disinfect and clean water tanks and plumbing systems at least every six months, using companies approved by Dubai Municipality. In a villa, the lease should state whether the landlord or the tenant arranges this and who keeps the certificate. In an apartment building, tanks are usually part of the building's systems, so the question becomes who manages the building, which the Tenancy Guide expects to be identified alongside the parties responsible for maintenance and facility management.
A practical tank routine keeps everyone protected. Agree who books the cleaning and disinfection, keep the certificate or report from each visit, note the next due date six months later, and share the record with the other party. If a tenant moves into a villa and nobody can show a recent cleaning record, ask for cleaning before moving in and keep the report with the lease documents. When the tenancy ends, the record shows that this part of the property was looked after.
Report plumbing faults early and in writing, with photos of the leak, the stain or the blockage and the date you noticed it. Turn off the local isolation valve if water is escaping and you know where it is, and avoid opening walls or replacing parts yourself without permission, because Article 19 restricts tenant maintenance works without the landlord's approval and the required licences. Fast reporting keeps a small repair small and keeps responsibility clear.
Electrical faults, lighting and appliances
Electrical safety is not a place for shortcuts. Faulty wiring, damaged sockets, tripping circuits caused by installation faults and a distribution board that does not protect the circuits properly affect both safety and use, so under Articles 15 and 16 they belong to the landlord unless the lease allocates them differently. Any electrical work should be carried out by qualified technicians, and tenants should not open boards or rewire circuits themselves, both for safety and because Article 19 restricts unapproved works.
Some electrical problems come from use rather than the installation. Overloading sockets with heavy appliances, using damaged extension leads or plugging in equipment with faulty cables can trip breakers or damage outlets. Where a fault is caused this way, the tenant may be responsible for the repair under Article 19. When a breaker keeps tripping, unplugging appliances one by one before calling a technician often identifies whether the cause is an appliance or the installation, which also helps decide who pays.
Light bulbs, batteries in remote controls and similar consumables are usually treated as day-to-day items, and many leases say so explicitly. Light fittings, switches and fixed lighting circuits are part of the installation. If the lease is silent, agreeing in writing that consumables belong to the tenant and fixed installations to the landlord settles the question in one line, and keeps small purchases out of maintenance disputes.
Appliances depend on who owns them. Where the landlord supplies a fridge, cooker, washing machine or dishwasher as part of the lease, their failure through normal use is generally treated like any other defect affecting use under Article 16, and wear through normal use sits with the landlord under Article 17. Damage through misuse can fall on the tenant under Article 19. Appliances the tenant brings are the tenant's responsibility. Listing every landlord-supplied appliance in the lease or the inventory, with its condition at handover, avoids arguments about what was included.
Safety and evidence go together. Photograph the distribution board and any visible electrical faults at move-in, report sparking, burning smells or hot sockets immediately and stop using the affected circuit, and keep the technician's report after every repair. Clear records protect both sides and make sure that safety problems are handled as defects, not left until the end of the tenancy.
Pest control, cleaning, pools and gardens
Pest problems need context. An infestation that exists when the tenant moves in conflicts with the landlord's duty under Article 15 to hand over the property in good condition. Problems that appear during the tenancy can come from many sources, including neighbouring units, building common areas, drains or food storage habits. Where the cause is the building or another unit, the person managing the building is usually best placed to act, which is one reason the Tenancy Guide expects the party responsible for cleaning, security and facility management to be identified.
Routine pest prevention is a good example of a task the lease should allocate in writing. Some leases include periodic pest control in the landlord's maintenance contract; others ask tenants to arrange it inside their own unit. Whichever option is chosen, keep a record of every treatment, report signs of pests quickly with photos, and cooperate with building-wide treatments, because a single untreated unit can undermine treatment for the whole building.
Villas with pools and gardens need the most detail. The Tenancy Guide asks for the facilities available to tenants, including swimming pools and gardens, and the obligations attached to them, to be identified. A clear lease states who pays for pool cleaning and water balancing, who repairs pumps and filters, who maintains irrigation, and who looks after trees and planting. Pool equipment and irrigation systems are mechanical installations that age with use, so their repair is usually treated like any other defect unless the lease says otherwise.
Cleaning at the end of the tenancy follows Article 21. The tenant must return the property in the same condition as received, except ordinary wear and tear. A property handed over professionally cleaned should come back clean; a property handed over in a different state should be compared with the move-in record. Photos and a cleaning receipt at move-out are the simplest way to close this point without dispute.
In apartment buildings, many services sit outside the unit: corridors, lifts, shared pools, gyms, parking and the building's water and fire systems. These are normally managed by the building owner or the building's management, not by individual tenants. If something in a shared area affects your use of the property, report it to the landlord and the building management in writing so the responsible party is on record.
Alterations, decoration and official approvals
Changes to the property need permission. Article 19 says the tenant may not make any changes or carry out any restoration or maintenance works without the landlord's permission and the required licences from the competent official entities, apart from restorations that were agreed or are customary for tenants. Painting a feature wall, fixing heavy shelving, adding partitions in an office or changing light fittings should all be agreed in writing first, with the expected condition at the end of the lease spelled out.
The landlord's role in approvals is set by Article 18. When the tenant wishes to carry out decoration works or other works that need official approvals, the landlord must provide the approvals required, as long as the works do not affect the structure of the property and the tenant holds the official documents requesting them. For commercial tenants planning a fit-out, this article means the landlord should support the approval process rather than block it, while the structure of the building remains protected.
Article 17 protects the tenant from the other direction. The landlord may not make changes to the property or its amenities that would prevent the tenant from full use as intended, and is responsible for such changes whether made by the landlord or anyone authorised by the landlord. If a landlord's works during the lease remove a facility or interrupt use, the tenant can point to this article and to the lease contract.
Serious unauthorised changes carry real risk for tenants. Article 25 lists the cases where a landlord may seek eviction before the lease expires, including where the tenant makes a change to the property that endangers its safety in a manner that makes it impossible to restore the property to its original state, or damages the property wilfully or through gross negligence. Structural changes, removing walls or altering building systems without approval should never be done on a tenant's initiative.
A good alteration agreement covers four things: exactly what will be changed, who carries out the work, which approvals are needed and who obtains them, and whether the tenant must restore the original condition at the end of the lease or may leave the change in place. Writing these points down before any work starts is the difference between an improvement both sides value and a deduction from the security deposit.
The security deposit and the move-out inspection
Article 20 allows the landlord, when entering into a lease, to take a security deposit from the tenant to ensure maintenance of the property upon the expiry of the lease, and requires the landlord to refund the deposit or the remainder of it to the tenant at the end. The deposit is therefore tied to the property's condition at handback, not to general disagreements, and the duty to refund what is not needed is part of the same article.
The move-out inspection is where wear and tear and damage are separated in practice. The fairest inspections are joint: both parties walk the property together, compare it with the move-in photos and condition report, and agree a written list of items that need attention. Items that are ordinary wear and tear, protected by Articles 17 and 21, should not be charged to the tenant. Items that are damage can be costed and settled from the deposit.
Costs should be evidenced, not estimated. An itemised quotation from a contractor for each repair, photos of each item and a short explanation of why it is damage rather than wear and tear give the tenant something concrete to check and accept. Where the parties disagree, Article 21 states that the matter must be referred to the tribunal, and an itemised, evidenced list is far easier to defend than a single round figure.
Tenants can reduce deductions before the inspection. Repair anything they damaged, with the landlord's agreement where works are involved, clean the property thoroughly, replace consumables such as bulbs if the lease requires it, and gather their own move-out photos. Landlords can reduce friction by sharing the move-in record early and booking the inspection with enough time for the tenant to fix small items first.
Disputes about deposits are easier to avoid than to win. A clear maintenance clause, a signed move-in condition report, written fault reports during the tenancy and a joint move-out inspection turn the deposit into a straightforward settlement rather than an argument. Keeping all of these documents together in one folder from the first day of the lease is the single most useful habit for both sides.
When the other side does not act
Start with a written record. Report the fault by email or through the channel named in the lease, with photos, the date it started and how it affects use of the property. Ask for a response within a reasonable time and keep every reply. If the issue is urgent, such as water escaping or an electrical safety risk, say so clearly and take sensible protective steps such as closing the local valve or stopping use of the affected circuit.
Make sure the lease is registered. The Tenancy Guide states that judicial authorities and government departments may not consider any dispute or claim relating to a lease contract unless the contract is registered with RERA in accordance with the relevant rules, which in practice means registration through Ejari. A registered lease is the foundation for any formal complaint.
The law names the forum for disputes. The Special Tribunal for the Settlement of Disputes between Landlords and Tenants handles disputes under the tenancy law, and Article 21 refers disputes about the return condition of the property to it. The law also allows the parties to agree on arbitration in the lease or later, and Article 32 lets the tribunal issue interim awards to preserve rights until an arbitration award is rendered, if either party asks.
Avoid self-help that creates new liability. A tenant who carries out major works without permission risks breaching Article 19, and serious unauthorised changes can even fall within the eviction grounds in Article 25. A landlord who ignores defects that affect use is not meeting Article 16. In both cases the documented, formal route protects the party who uses it, and the evidence gathered along the way is what the tribunal will look at.
Tenants should also treat notices from the landlord seriously. Article 25 allows a landlord to seek eviction before the lease ends where the tenant fails to observe an obligation under the law or the lease within thirty days of being served notice to perform it. Responding promptly and in writing to any maintenance-related notice keeps a disagreement from turning into a much bigger problem.
Landlords: a maintenance plan that protects the asset
The cheapest repair is the one planned before it becomes a breakdown. Landlords who start every tenancy with a documented handover inspection meet their Article 15 duty, reduce early complaints and create the baseline they will need at move-out. A short inspection of AC performance, water pressure and hot water, electrical safety, wet areas, doors and windows, and landlord-supplied appliances is enough to catch most problems before the tenant moves in.
An annual maintenance contract turns Article 16 from a risk into a schedule. Planned AC servicing, periodic plumbing and electrical checks, water tank cleaning in line with Dubai Municipality's advice of at least every six months, and pest prevention keep systems running and produce dated reports that show the property was maintained. For owners who lease and manage property themselves, the Tenancy Guide already expects a maintenance contract with a building maintenance company to be in place.
Response time is part of the asset's value. A tenant who reports a fault and gets a technician quickly is far more likely to renew and to look after the property. A tenant who waits weeks is more likely to argue at move-out. Naming one reporting channel, agreeing response times in the lease and using a maintenance provider that issues reports for every visit keeps the relationship professional and the record complete.
Itemised quotations protect landlords as much as tenants. When a repair might be the tenant's responsibility under Article 19, an itemised quote with photos and a short technical explanation of the cause makes the conversation factual. When a repair is clearly the landlord's, the same record documents that the obligation was met. Over several tenancies, these records also show which systems are reaching the end of their life and should be budgeted for replacement.
Finally, plan for the end of each lease from the beginning. Keep the move-in photos, every maintenance report and every fault report in one place, and schedule the move-out inspection early. Landlords who can show exactly what was handed over, what was maintained and what changed are in the strongest position to settle the deposit fairly and quickly.
Tenants: the habits that protect your deposit
Record everything at move-in. Walk every room, test every tap, shower, toilet, socket and AC unit, photograph walls, floors, ceilings and fixtures, and send the photos and a short list of existing defects to the landlord within the first days of the lease. Article 15 says the property should be handed over in good condition, and this record is how you show what condition it was actually in.
Report faults the day you notice them, in writing, with photos. Prompt reporting puts the defect on record as the landlord's responsibility under Article 16 while it is small, and protects you from the argument that a delay made the damage worse. Keep a simple log with the date, the fault, the date reported and the date fixed.
Look after the property as you would your own, which is the standard set by Article 19. Keep AC vents and indoor units clear, do not pour cooking grease down drains, do not flush wipes, use appliances as intended, ventilate wet areas, and avoid overloading electrical sockets. These habits prevent most of the faults that would otherwise become your cost at move-out.
Ask before you change anything. Article 19 requires the landlord's permission and the required licences for changes, restoration and maintenance works, apart from agreed or customary restorations. A short email asking to paint a room, fix shelves or change a light fitting, and the landlord's written reply, protect you from deductions later. Agree at the same time whether the change must be reversed when you leave.
Prepare for move-out a few weeks early. Compare the property with your move-in photos, repair anything you damaged with the landlord's agreement, clean thoroughly, and take your own dated photos on the day you return the keys. If you disagree with deductions, ask for itemised quotes and photos for each item and remember that Article 21 protects you against charges for ordinary wear and tear.
A practical maintenance clause you can adapt
A good clause does not need complex language; it needs detail. Start with one sentence that sets the general rule: the landlord carries out maintenance works and repairs defects affecting use of the property under Article 16 of Law No. 26 of 2007, unless stated otherwise below. Then add a short list of the agreed exceptions, so both parties know that anything not listed returns to the general rule in the law.
Next, list the tenant's tasks with specific examples, such as cleaning AC filters, replacing light bulbs and reporting faults immediately, and set a clear value for minor repairs if you agree one. Then list examples of landlord tasks, such as compressor, water heater and pump failures, electrical installation faults and leaks from pipework. Examples on both sides are what prevent arguments about the meaning of the word minor.
Add a reporting and response section: one channel for fault reports, such as email, an agreed response time for normal faults and a shorter one for urgent ones such as water escaping or cooling failing. State who chooses the contractor and whether the tenant may see the quotation and the report. These small details are what turn a legal obligation into a clear procedure both parties can follow.
Close the clause with documentation and the end of the lease: a signed, photographed condition report at move-in, a joint inspection at move-out, who arranges water tank cleaning and keeps the certificates in line with Dubai Municipality's advice, and whether agreed alterations must be removed at the end. It is sensible to have a lawyer or property adviser review the clause before signing, especially for commercial leases or properties with special building rules.
How Power Zone works with landlords, tenants and property managers
Power Zone provides building maintenance and technical services across Dubai, including AC maintenance, plumbing and leak detection, electrical maintenance, water tank cleaning, pest control, deep cleaning, waterproofing and annual maintenance contracts. Every job starts with a site survey and an itemised quotation before any work, so whoever is paying sees exactly what will be done and why, and the other party can see the same record.
For landlords and property managers, an annual maintenance contract turns the obligations in Articles 15 to 17 into a planned schedule with documented visits, which is the kind of maintenance contract with a building maintenance company that the Tenancy Guide expects owner-managed properties to have. Reports from each visit build the property's maintenance history over every tenancy.
For move-in and move-out, Power Zone's architectural and MEP snagging inspections produce a documented list of defects in the building systems, including air conditioning, plumbing and electrical installations, with photos. A neutral, itemised report is the most practical way to separate existing defects from new damage and to support a fair settlement of the security deposit.
Every job follows the same path: request, site survey, itemised quotation, the work, and handover with a warranty certificate. That record is useful long after the repair is finished, because it shows when the work was done, what was done and who requested it, which is exactly the evidence both sides need when maintenance responsibilities are discussed at renewal or at the end of the lease.
Frequently asked questions
Who is responsible for AC repairs in a rented property in Dubai?
Unless the lease says otherwise, Article 16 of Dubai Law No. 26 of 2007 makes the landlord responsible for maintenance and for repairing defects that affect the tenant's intended use, which normally includes an AC that stops cooling. Damage caused by misuse can fall on the tenant under Article 19.
Does the tenant pay for wear and tear in Dubai?
No. Article 17 makes the landlord responsible for wear and tear not caused by the tenant's fault, and Article 21 requires the tenant to return the property in the condition received except for ordinary wear and tear and damage beyond the tenant's control.
Can a lease make the tenant responsible for some maintenance?
Yes. Article 16 starts with unless otherwise agreed by the parties, so a lease can allocate specific tasks, such as filter cleaning or minor repairs below a set value, to the tenant. Where the lease is silent, the default rules in the law apply.
Who cleans the water tank in a rented villa in Dubai?
The lease should say. Dubai Municipality advises residents to disinfect and clean water tanks and plumbing systems at least every six months using companies approved by Dubai Municipality, so agree who books it and who keeps the certificate.
Can a landlord keep the security deposit for repairs?
Article 20 allows a security deposit to ensure maintenance of the property at the end of the lease and requires the landlord to refund the deposit or the remainder. Deductions should be for damage, not ordinary wear and tear, and disputes go to the tribunal.
Can a tenant carry out repairs without the landlord's approval?
Article 19 says the tenant may not make changes or carry out restoration or maintenance works without the landlord's permission and the required licences, except agreed or customary restorations. Get written approval first and keep the receipts.
What can a tenant do if the landlord does not fix a defect?
Report the defect in writing with photos and dates, make sure the lease is registered through Ejari, and if the issue is not resolved, take the matter to the Special Tribunal for the Settlement of Disputes between Landlords and Tenants with the evidence collected.
Does Power Zone work for both landlords and tenants in Dubai?
Yes. Power Zone carries out maintenance, inspections and annual maintenance contracts in Dubai, starting every job with a site survey and an itemised quotation, and its documented reports help both parties see what was found and what was done.
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