'Who fixes this?' is one of the most common questions in a Dubai tenancy. Law No. 26 of 2007 gives a clear default — which your contract can change. Here is what the law says.
The landlord's responsibilities
- Hand over the property in good condition allowing full use as stated in the contract (Article 15).
- Unless agreed otherwise, carry out maintenance and repair any defect or damage that affects the tenant's intended use during the tenancy (Article 16).
- Not make changes that prevent full use, and be responsible for defects and wear and tear not caused by the tenant (Article 17).
- Provide the approvals the tenant needs for permitted decoration works that do not affect the structure (Article 18).
Read Article 15, Article 16 and Article 17.
The tenant's responsibilities
- Pay the rent on the due dates (Article 19).
- Maintain the property as an ordinary person would maintain their own (Article 19).
- Not make changes or carry out restoration or maintenance works without the landlord's permission and required licences (Article 19).
- Unless the contract says otherwise, pay government fees and taxes for using the property (Article 22).
- Return the property in the same condition, except ordinary wear and tear or damage beyond the tenant's control (Article 21).
Read Article 19, Article 21 and Article 22.
Your contract can change the default
Articles 16 and 22 apply 'unless otherwise agreed'. Many contracts allocate minor repairs (for example, small items under a set amount) or routine AC servicing to the tenant. Put any such split clearly in the additional terms so there is no dispute later.
See our guide to adding additional terms to a Dubai tenancy contract.