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Comparison

Tenant vs Landlord: Who Is Responsible for Maintenance in Dubai?

Article 16 of Law No. 26 of 2007 places the primary maintenance obligation on the landlord. The landlord must maintain the property in a condition fit for its agreed use. Tenants are responsible for ordinary daily upkeep and costs arising from their own behaviour. The practical distinction — major vs minor — is the standard the RDSC applies.

A

Landlord Responsibilities

Major, structural, and mechanical repairs that relate to the building fabric and installed systems under Article 16 of Law No. 26 of 2007.

B

Tenant Responsibilities

Day-to-day upkeep, minor maintenance, and costs arising from the tenant's own use and treatment of the property.

Feature-by-Feature Comparison

Feature
A — Landlord Responsibilities
B — Tenant Responsibilities
AC System (compressor, main unit failure)
LANDLORD — AC system is a building mechanical installation
Tenant responsible for routine filter cleaning only
Plumbing (pipe bursts, water pressure issues, major blockages)
LANDLORD — structural plumbing is the building's infrastructure
Tenant responsible for drain blockages caused by their own use (e.g. grease)
Electrical (panel failures, wiring, breakers)
LANDLORD — electrical infrastructure is the building system
Tenant responsible for lightbulb replacement
Structural elements (walls, roof, foundation)
LANDLORD — all structural elements are the owner's obligation
Tenant responsible for not damaging structural elements
Repainting
LANDLORD — responsible for repainting when paint reaches end of useful life (after multiple-year tenancy)
Tenant responsible for repainting only if damage beyond normal wear and tear
Appliances (landlord-provided)
LANDLORD — appliance failures due to age or manufacturing defect
Tenant responsible for damage caused by misuse
Pest control (structural infestation)
LANDLORD — pest infestations linked to building fabric (e.g. cockroaches from building infrastructure)
Tenant responsible for infestations caused by their own hygiene practices
Building common areas
LANDLORD / Owners' Association — not the tenant's responsibility
Tenant responsible only for not damaging common areas
Tenant-installed items
Not landlord's responsibility — unless integrated into the building
TENANT — responsible for any items they brought in or had installed

Which to Choose — By Scenario

AC breaks down in summer

AC system failure is the landlord's responsibility under Article 16. A habitability emergency — act immediately.

A wins

Drain blocked because tenant poured grease down it

Blockages caused by the tenant's own behaviour are the tenant's responsibility to remedy.

B wins

Paint is faded and scuffed after a 3-year tenancy

Normal aging of paintwork over a multi-year tenancy is wear and tear — the landlord's responsibility at the end of the tenancy.

A wins

Washing machine brought by tenant breaks

Appliances brought in by the tenant are entirely the tenant's responsibility.

B wins

Roof leaks after heavy rain

Structural integrity (including waterproofing) is the landlord's responsibility under Article 16.

A wins

Verdict

The Article 16 standard is clear: landlords are responsible for keeping the property fit for its agreed use. When systems fail, surfaces deteriorate beyond normal use, or structural issues emerge, the landlord bears the cost. Tenants are responsible for treating the property reasonably and maintaining it in ordinary good order during occupation. When disputes arise, the test is always: did normal use cause this, or did the tenant's specific behaviour?

Frequently Asked Questions

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