Dubai tenant guide
Maintenance: landlord vs tenant
Who fixes what — and who pays — is one of the most argued-about parts of a Dubai tenancy. Here's the default split, and how to avoid surprises.
Reviewed by the DubaiRentCap team · Last updated
The default split
Unless your contract says otherwise, the general rule is: major maintenance is the landlord's responsibility — the structure, built-in systems and significant repairs — while minor, day-to-day upkeep tends to fall to the tenant. Because it's “unless the contract says otherwise”, the contract wins, so what's written matters most.
The air-conditioning question
Cooling is the big one. In some buildings the landlord covers chiller/AC; in others it's billed to the tenant and can run to thousands of dirhams a year. Pin this down in writing before you sign — see what your contract must include.
Put it in the contract
- State who handles major vs minor maintenance.
- Name who pays for DEWA, chiller and any service charges.
- Agree a response time for essential repairs.
If repairs are ignored
Report issues in writing and keep the record. If a landlord won't carry out repairs that are clearly their responsibility, you can escalate to the Rental Disputes Center with your contract and correspondence as evidence.
Related
See your broader tenant rights and the security deposit rules (maintenance disputes often surface at move-out).
Common questions
Who is responsible for maintenance in Dubai — landlord or tenant?
Unless the contract says otherwise, major maintenance is the landlord's responsibility, while minor day-to-day upkeep often falls to the tenant. Always get the split written into the contract.
Who pays for the air-conditioning or chiller?
It depends on the contract and building. Some landlords cover chiller/cooling, others pass it to the tenant — confirm in writing before you sign, as it can be a large cost.
What if my landlord won't do repairs?
Raise it in writing first. If essential repairs are ignored, you can escalate to the Rental Disputes Center with your contract and a record of your requests.