Who Pays for Repairs in UAE Rentals?

In the UAE, the landlord usually pays for major repairs and maintenance that keep the rented property fit to live in or use. The tenant usually pays for minor day-to-day upkeep, and for damage caused by the tenant, their family, guests or staff.

The basic rule in Dubai, Abu Dhabi and Sharjah

There is no single UAE-wide tenancy law that answers every maintenance question in the same way for every emirate. Rental rules are mainly set at emirate level. This means the answer depends on where the property is, and on what your tenancy contract says.

In Dubai, Law No. 26 of 2007 applies to many residential and commercial rental relationships. Article 16 says the landlord must maintain the property and repair any defect or damage that affects the tenant’s intended use of the property, unless the parties agree otherwise in the contract. In simple terms, the landlord must keep the property usable during the lease.

In Abu Dhabi, Law No. 20 of 2006, Article 7, says the landlord must maintain the leased property so it remains fit for use. The landlord must carry out necessary repairs during the rental period, except minor repairs, unless the parties agree otherwise.

In Sharjah, Law No. 2 of 2007 provides that the landlord must handle maintenance work during the lease period unless the parties agree otherwise.

So the starting point is clear. Major maintenance is normally the landlord’s job. Minor upkeep is normally the tenant’s job. But the tenancy contract can change parts of this, if the local law allows it and the wording is clear.

Major repairs, minor repairs and daily upkeep

The law often uses broad words like “maintenance”, “repairs” and “fit for use”. It does not give a complete list of every possible problem in a rented villa, apartment, shop or office. Because of this, disputes often turn on whether the problem is a major repair, a minor repair, normal wear and tear, or tenant-caused damage.

A major repair is usually something that affects the structure, safety, services or normal use of the property. Examples may include serious water leaks, electrical faults, major air-conditioning failures, plumbing failures, ceiling damage, waterproofing problems, or defects that make rooms unusable. In Dubai and Abu Dhabi, this type of issue fits closely with the landlord’s duty to keep the property fit for the tenant’s use.

A minor repair is usually small day-to-day maintenance. Examples may include replacing light bulbs, cleaning filters, replacing batteries, tightening handles, small consumables, or fixing minor issues caused by ordinary use. In Abu Dhabi, Law No. 20 of 2006, Article 7, specifically excludes minor repairs from the landlord’s necessary repair duty unless the parties agreed otherwise.

A tenant-caused repair is different. If the tenant, a guest, child, domestic worker, employee or contractor damages the property, the tenant should expect to pay. For example, if a tenant breaks a door, blocks a drain by misuse, damages kitchen fittings, or allows a leak to continue without reporting it, the tenant may be responsible.

Your tenancy contract can change the answer

The tenancy contract matters. In Dubai, Law No. 26 of 2007, Article 16, makes the landlord responsible for maintenance and repairs unless the parties agree otherwise. Abu Dhabi Law No. 20 of 2006, Article 7, also allows a different agreement between the parties. Sharjah Law No. 2 of 2007 also points to the parties’ agreement.

This is why many UAE tenancy contracts include a maintenance clause. It may say the landlord pays for “major maintenance” and the tenant pays for “minor maintenance”. Some contracts also use a cost threshold, where the tenant pays repairs below a stated amount and the landlord pays above that amount. If your contract has a cost threshold, read it carefully. Check whether it applies per repair, per item, per visit, or per year. Do not assume the rule unless the wording says so.

Also check whether the contract separates different systems. Some contracts treat air-conditioning, plumbing, electrical work, pest control, appliance repairs, swimming pools, gardens, chillers or common areas differently. A villa lease may include garden or pool obligations that are not relevant to an apartment. A commercial lease may place more responsibility on the tenant than a standard home lease.

Still, a contract clause should be read with the local tenancy law. If a clause is unclear, both sides may need to rely on the local rental dispute authority to decide what it means. The safest approach is to clarify maintenance responsibilities before signing, not after something breaks.

Before signing or renewing, ask for written answers to these points:

• Who pays for AC servicing and AC breakdowns?
• Who pays for plumbing and electrical faults?
• Who pays for appliance repairs if appliances are included?
• Is there a minor maintenance cost threshold?
• Does the tenant need landlord approval before arranging repairs?
• How quickly must the landlord respond to urgent defects?
• Is there a building or developer maintenance process?

The tenant’s duty to look after the property

Tenants do not have a free pass to ignore the property because they do not own it. In Dubai, tenants are generally expected to maintain the rented property as a reasonable person would maintain their own property. They must also return it in the condition received, except for fair wear and tear.

This is an important practical rule. The tenant should use the property normally, keep it clean, report faults early, and avoid actions that make damage worse. For example, if there is a small water leak under the sink, the tenant should notify the landlord or property manager quickly. If the tenant ignores it for weeks and the cabinets rot, the dispute may shift from “landlord repair” to “tenant made the damage worse”.

Fair wear and tear means normal ageing from ordinary use. Paint fading, small scuffs, worn seals and ageing fixtures may fall into this category, depending on the property, lease length and condition at handover. Damage is different. Broken tiles, missing fittings, unauthorised drilling, heavy staining, burned counters, broken glass, or misuse of appliances can be treated as tenant responsibility.

Tenants should also be careful with unauthorised repairs. If the tenant calls a contractor without approval, chooses an expensive fix, or replaces parts without evidence, the landlord may refuse to reimburse the cost. This is especially risky where the contract requires written approval before work is done.

Good records help both sides. A tenant should keep the move-in inspection report, photos, videos, messages, repair requests, contractor reports and invoices. A landlord should keep handover records, service records and replies to tenant complaints. In a dispute, evidence often matters more than what either side says later.

Common repair examples in UAE rentals

Maintenance disputes often repeat the same patterns. The answer depends on the facts, the contract and the emirate, but the examples below show how the general rule is usually applied.

If the air-conditioning stops cooling because of a major mechanical fault, it is usually a landlord issue, unless the contract clearly says otherwise. AC is essential in UAE homes and offices. A serious AC failure can affect the tenant’s ability to use the property. But if the problem is dirty filters that the tenant was required to clean, or damage caused by misuse, the tenant may have to pay.

If there is a major water leak from pipes inside the wall or ceiling, this is usually a landlord issue. It affects the structure and normal use of the property. The tenant should report it immediately, take photos, and avoid using affected fittings if safe to do so.

If a drain is blocked, the cause matters. A blockage from building pipe defects may be the landlord’s issue. A blockage caused by food waste, wipes, hair, grease, toys or misuse may be the tenant’s issue.

If an appliance breaks, check whether the appliance belongs to the landlord and whether the contract covers it. Some leases include white goods. Others do not. If the appliance is included and fails through age or normal use, the landlord may be responsible. If the tenant damages it, the tenant may be responsible.

If there is pest control, the answer depends on timing and cause. A pre-existing infestation may point to the landlord. Poor hygiene during the tenancy may point to the tenant. Many contracts deal with pest control directly, so check the wording.

If there is painting at move-out, fair wear and tear matters. A landlord should not treat every mark as tenant damage. But heavy stains, unauthorised colours, holes or damage beyond normal use may be charged to the tenant.

If the landlord does not repair

If a repair is the landlord’s responsibility, the tenant should not jump straight to stopping rent. Non-payment can create a separate legal problem. A better first step is to give clear written notice and allow a reasonable chance to inspect and repair.

Send the request by a method you can prove, such as email, registered communication, the landlord portal, property management app, or WhatsApp if that is the normal channel and the messages are saved. The notice should identify the property, describe the defect, explain how it affects use, attach photos or videos, and ask for a response.

For urgent problems, such as water leaks, electrical hazards or loss of essential cooling, say clearly that the issue is urgent. Ask for immediate inspection. If the property manager gives instructions, follow them where safe. If the issue presents danger, protect people first and contact the relevant emergency or building services as needed.

If the landlord stays silent, the next step is usually the rental dispute authority in the emirate where the property is located. In Dubai, disputes commonly go to the rental dispute forum for Dubai rental cases. In Abu Dhabi, the research notes an important timing point: tenants must refer disputes to the Rental Dispute Centre within one month of being deprived of the use or enjoyment of the leased property. Do not wait if the defect stops you from using the property properly.

Before filing, organise your evidence:

• Tenancy contract and addenda
• Ejari or local registration documents, where applicable
• Move-in condition report
• Photos and videos of the defect
• Written repair requests
• Landlord or agent replies
• Contractor inspection reports
• Invoices or quotes, if any
• Proof of how the defect affected your use of the property

What to do next

Start with the contract. Read the maintenance clause, not just the rent and renewal terms. Look for words such as “major maintenance”, “minor maintenance”, “structural repairs”, “AC”, “plumbing”, “electrical”, “appliances”, “tenant damage”, “fair wear and tear” and “approval before repairs”. If the contract sets a cost threshold, check exactly how it works.

Then identify the emirate. If the property is in Dubai, the key starting point is Law No. 26 of 2007, Article 16. If it is in Abu Dhabi, check Law No. 20 of 2006, Article 7. If it is in Sharjah, the relevant law from the research is Law No. 2 of 2007. Do not assume that a rule from one emirate automatically applies in another.

Next, classify the repair. Ask yourself:

• Is this a major defect affecting use of the property?
• Is it structural or connected to essential services?
• Is it a small day-to-day item?
• Was it caused by normal wear and tear?
• Was it caused or worsened by the tenant?
• Does the contract clearly assign it to one party?

If you are the tenant, report the issue in writing as soon as possible. Do not rely only on phone calls. Attach photos and ask for a repair date. If the repair is urgent, say so. If you arrange emergency work yourself, keep proof of why it was urgent, who approved it if anyone did, and what was done.

If you are the landlord, respond quickly and inspect the issue. If you believe it is minor maintenance or tenant damage, explain why in writing and refer to the contract. Avoid refusing repairs without inspection, especially where the issue affects safety or normal use.

If the dispute continues, contact the relevant rental dispute authority in the emirate. In Abu Dhabi, act quickly where you have been deprived of use or enjoyment of the property, because the research identifies a one-month referral period in that situation.

This article is general information about UAE law, not legal advice. Laws change and every situation is different. For advice on your own case, speak to a licensed UAE lawyer.

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