Understanding Maintenance Coverage in Dubai Tenancy Agreements: Who Pays for What?
Introduction
Maintenance responsibilities are one of the most common sources of confusion and sometimes conflict between landlords and tenants in Dubai. Whether it’s a leaking tap, a faulty air conditioner, or major plumbing repairs, both parties often ask the same question: Who should pay for what?
Dubai’s Real Estate Regulatory Agency (RERA) has established clear guidelines under Law No. 26 of 2007 (as amended by Law No. 33 of 2008) to define maintenance duties for landlords and tenants. Understanding these terms before signing a tenancy agreement can prevent unnecessary disputes, safeguard your investment, and ensure a smooth rental experience.
This article breaks down how maintenance coverage works in Dubai tenancy agreements and how professional property management ensures fairness, compliance, and peace of mind for both sides.
Understanding the Legal Framework
Under Dubai rental law, both landlords and tenants share responsibility for maintaining the property, but the extent of that responsibility depends on the type and cost of the repair.
- Landlords are responsible for major repairs and ensuring the property remains habitable, safe, and in good working condition.
- Tenants are responsible for minor maintenance and for keeping the property clean and functional during their tenancy.
These obligations can be adjusted in the lease contract, but they must always comply with RERA’s regulations. If a clause contradicts Dubai’s tenancy laws, the legal framework will take precedence.
Step-by-Step: How Maintenance Responsibilities Are Divided
1. Major Repairs — The Landlord’s Responsibility
Landlords must cover the cost of all structural and essential repairs, including:
- Air conditioning systems (unless it’s minor filter cleaning)
- Water heaters, plumbing, and electrical wiring
- Roofs, walls, and foundations
- Water leakages, gas leaks, or sewage issues
- Any maintenance required to keep the property safe and habitable
RERA emphasizes that landlords must ensure the property is fit for use at the start of tenancy and remains so throughout the lease. Neglecting major repairs may entitle tenants to file complaints or request rent reductions through the Dubai Rental Dispute Center.
2. Minor Maintenance — The Tenant’s Responsibility
Tenants are expected to handle day-to-day upkeep and minor issues that result from normal wear and tear. Examples include:
- Replacing light bulbs and fuses
- Cleaning air conditioning filters
- Tightening screws, hinges, or door handles
- Small plumbing blockages caused by usage
- Pest control (unless the issue predates the tenancy)
Tenants must also notify landlords promptly about any major faults. Failure to report a problem that worsens over time may make the tenant liable for resulting damages.
3. Maintenance Cost Thresholds
Some tenancy contracts include a cost threshold clause, often set at AED 500 or AED 1,000.
- Repairs below this amount are typically paid by the tenant.
- Repairs exceeding the threshold fall under the landlord’s responsibility.
This clause should be clearly stated in the tenancy agreement to avoid ambiguity.
4. Building Maintenance and Service Charges
In apartment buildings or gated communities, common area maintenance (elevators, lobbies, pools, etc.) is covered by the landlord or developer through service fees paid to the property management association.
Tenants are not liable for these charges unless explicitly agreed upon in writing.
Common Disputes and How to Avoid Them
| Common Issue | Root Cause | How to Prevent It |
|---|---|---|
| Disagreement over repair costs | Vague or missing maintenance clauses | Clearly define cost limits and responsibilities in the contract |
| Delays in repair work | Poor communication or lack of follow-up | Use a property manager to track requests and completion |
| Tenants withholding rent | Unresolved maintenance issues | Maintain timely repairs and documentation |
| Property damage at move-out | Lack of condition reports | Conduct check-in and check-out inspections with photos |
| Confusion over air conditioning repairs | Misunderstanding of “minor” vs “major” maintenance | Include examples and thresholds in the lease agreement |
Proactive communication and documentation are the best defenses against maintenance-related disputes.
Why Professional Property Management Matters
Handling maintenance fairly and efficiently requires clear systems, quick response times, and familiarity with RERA’s guidelines. For landlords managing multiple properties or living overseas, outsourcing this responsibility ensures peace of mind and legal compliance.
At Cordova Property Management, we handle all aspects of maintenance coordination — from minor tenant requests to major repairs — with transparency and accountability. Our services include:
- Routine inspections and preventive maintenance schedules
- 24/7 emergency repair coordination
- Verified maintenance contractors and service providers
- Transparent reporting and cost management
- Compliance with RERA and Dubai Municipality standards
We act as the bridge between landlords and tenants, ensuring that maintenance issues are resolved promptly and fairly, protecting both property value and tenant satisfaction.
Conclusion
Understanding who pays for what in a Dubai tenancy agreement is essential for maintaining a smooth and professional landlord–tenant relationship. With the right clauses in place, clear communication, and adherence to RERA laws, maintenance doesn’t have to become a source of conflict.
At Cordova Property Management, we take the guesswork out of property maintenance. From drafting clear tenancy agreements to managing repairs with efficiency and care, we ensure that every property we oversee remains compliant, well-maintained, and stress-free for both landlords and tenants.
When managed professionally, maintenance isn’t just a responsibility — it’s an investment in your property’s longevity and reputation.
