Landlord Not Fixing Maintenance in Dubai: Your Complete Guide to Forcing Repairs
If your landlord in Dubai is refusing to fix essential maintenance issues like broken AC, plumbing problems, or electrical faults, you have legal rights to force repairs. Under UAE Law No. 26 of 2007, landlords are obligated to maintain rental properties in a habitable condition throughout the tenancy. This guide explains your rights, what landlords must fix, how to document issues, and how to file at RDSC to compel repairs.
AC Broken in Summer? This is Urgent
A non-functioning AC during Dubai summer months (temperatures exceeding 40°C) is considered a habitability emergency. Document the issue immediately, send a written notice to your landlord with a 48-hour deadline, and if no response, file an urgent case at RDSC. You may be entitled to rent reduction for the period without AC.
In This Guide
Landlord Maintenance Obligations Under UAE Law
UAE Law No. 26 of 2007, which governs landlord-tenant relationships in Dubai, clearly establishes that landlords have a legal duty to maintain rental properties throughout the tenancy period. This is not optional or dependent on the landlord's goodwill — it is a legal obligation.
Article 16, UAE Law No. 26 of 2007
"The landlord shall be obliged to deliver the leased property to the tenant in a good state of repair suitable for the purpose intended and to maintain such property and undertake all repairs thereto during the term of the lease contract, unless the parties agree otherwise."
Key Legal Principles
Fitness for Purpose
The property must be maintained in a condition suitable for residential use. This includes functioning basic systems like cooling, water, and electricity.
Ongoing Obligation
The maintenance duty continues throughout the entire lease period, not just at move-in. Problems that develop during tenancy are still the landlord's responsibility.
Structural Repairs
Major repairs to the building structure, systems, and fixtures are almost always the landlord's responsibility, regardless of contract terms.
Cannot Contract Out
Landlords cannot use contract clauses to avoid their basic maintenance duties. Major system repairs remain their obligation even if the contract says otherwise.
Landlord vs Tenant Maintenance Responsibilities
Understanding who is responsible for what is crucial in maintenance disputes. While contracts may vary, UAE law and RDSC practice establish clear patterns:
Landlord Responsibilities
Air Conditioning Systems
AC units, central cooling systems, ductwork, and chillers. Major repairs and replacements are landlord's duty.
Plumbing and Water Supply
Water heaters, main pipes, drainage systems, water tanks, and major plumbing fixtures.
Electrical Systems
Main electrical wiring, circuit breakers, electrical panels, and major fixture repairs.
Structural Elements
Walls, ceilings, floors, windows, doors, roof, and building structure.
Major Appliances (If Provided)
Appliances included in the rental (fridge, oven, washing machine) - repairs and replacement.
Pest Control
Infestations not caused by tenant negligence (cockroaches, rodents, bedbugs from neighbors).
Common Areas
Building maintenance, hallways, elevators, parking, and shared facilities.
Tenant Responsibilities (Generally)
Minor Wear Items
Light bulbs, batteries, minor cosmetic issues, small items under AED 100-200.
AC Filter Cleaning
Regular filter maintenance (but not repairs to the AC system itself).
Minor Blockages
Simple drain unblocking (but not major plumbing issues).
Damage Caused by Tenant
Repairs for damage you or your guests caused through negligence or misuse.
Your Own Belongings
Appliances and items you brought (your own washing machine, furniture, etc.).
Important: When in doubt, the landlord is usually responsible for anything related to the building systems, structure, or fixtures that came with the property. Check your contract, but remember that landlords cannot legally avoid major repair obligations.
Common Maintenance Disputes and How to Handle Them
These are the maintenance issues we see most frequently in Dubai rental disputes:
Air Conditioning Not Working
The most common and urgent maintenance issue in Dubai. Whether you have a split unit, central AC, or chiller system, the landlord is responsible for repairs. In summer months, a non-working AC is considered a habitability emergency.
Action Steps: Document with photos/video showing the issue and temperature. Send written notice to landlord with 48-72 hour deadline for urgent cases. If no response, file at RDSC for repairs and potential rent reduction.
Water Leaks and Plumbing Issues
Leaking pipes, broken water heaters, drainage problems, and sewage issues are the landlord's responsibility. Water damage can escalate quickly, so act fast.
Action Steps: For active leaks, document immediately and notify landlord urgently. Take steps to minimize damage (put buckets, move belongings). Get quotes from plumbers if landlord delays. RDSC can order repairs and compensation for water damage to your belongings.
Electrical Problems
Faulty wiring, tripping circuits, non-working outlets, and electrical hazards are serious safety issues. Landlords must maintain safe electrical systems.
Action Steps: Do not attempt DIY electrical repairs. Document the issue and safety concerns. For immediate hazards, you may need to contact Dubai Civil Defence. Written notice to landlord citing safety risk.
Pest Infestations
Cockroaches, rodents, bedbugs, and other pests are usually the landlord's responsibility, especially in apartments where infestations can come from other units or building issues.
Action Steps: Document with photos and videos. Note that you maintain a clean home (counter any argument of tenant fault). Request professional pest control from landlord. Keep records of all sightings and communication.
Broken Appliances (Landlord-Provided)
If appliances were included with the rental (listed in contract or provided at move-in), the landlord is responsible for repairs and replacement when they fail from normal use.
Action Steps: Confirm the appliance was part of the rental (check contract). Document the problem. Notify landlord in writing. If they claim it's not their responsibility, cite Article 16 and that fixtures provided with the property are their duty to maintain.
Mold and Damp Issues
Mold caused by building issues (leaks, poor ventilation, AC problems) is the landlord's responsibility. Mold is a health hazard and must be professionally remediated.
Action Steps: Document thoroughly with photos. Get a professional assessment if possible. Notify landlord in writing citing health hazard. Request professional mold remediation, not just painting over it.
Documenting Maintenance Problems
Thorough documentation is essential for maintenance disputes. The more evidence you have, the stronger your case at RDSC.
Photos and Videos
- Take photos showing the problem clearly (broken AC unit, water leak, mold growth)
- Record video showing the issue in action (leaking water, AC making noise)
- Include context photos showing the location in your apartment
- Date-stamp your photos (most phones do this automatically in metadata)
- For temperature issues, photograph a thermometer showing the indoor temperature
Written Communication Log
- Export all WhatsApp messages with landlord/agent about the issue
- Save all emails (print or PDF)
- Note dates and times of phone calls with summary of what was discussed
- Keep records of any promises made and deadlines given
Professional Assessments (If Available)
- Get written quotes from contractors showing the repair needed and cost
- If you paid for emergency repairs yourself, keep all invoices and receipts
- For health issues (mold), get a written assessment from a professional
Proper Communication with Your Landlord
How you communicate maintenance issues matters both for getting results and for building your RDSC case if needed.
Step 1: Initial Written Notice
Send a clear written message (email or WhatsApp) describing the problem. Include:
- Specific description of the issue
- When you first noticed it
- Photos attached
- Request for repair within a reasonable timeframe
Step 2: Follow-Up with Deadline
If no response or action within 7 days (or 48 hours for urgent issues), send a follow-up:
- Reference your previous message
- State the issue remains unresolved
- Set a specific deadline (e.g., "within 7 days")
- Mention that you may need to seek resolution through RDSC if not resolved
Step 3: Final Notice Before Filing
If deadline passes with no resolution, send a final notice:
- Cite Article 16 of UAE Law No. 26 of 2007 (landlord's maintenance duty)
- State that you will file at RDSC if not resolved within X days
- Keep tone professional and factual
Do NOT Stop Paying Rent
Never withhold rent without RDSC approval, even if maintenance is not being done. Stopping rent payments can be used against you and gives the landlord grounds for eviction claims. Continue paying rent and pursue the maintenance case separately at RDSC.
Filing a Maintenance Case at RDSC
If your landlord refuses to make repairs despite proper notice, RDSC can order them to do so. Here's how maintenance cases work:
Prepare Your Evidence
Gather your tenancy contract, Emirates ID, photos/videos of the issue, all correspondence with landlord, contractor quotes (if obtained), and timeline of events.
File Your Case
File online via Dubai REST app or at RDSC office. State clearly what repairs are needed and that the landlord has failed to act despite notice. Request that RDSC order the landlord to make repairs.
Hearing
Both parties present their case. Bring all your evidence. The landlord may claim they already sent someone, deny the issue exists, or argue it's your responsibility. Your documentation will counter these arguments.
Judgment and Enforcement
RDSC can order the landlord to complete repairs within a specified timeframe. If they fail to comply, you can request execution through Dubai Courts. RDSC may also award rent reduction for the period the property was uninhabitable.
Rent Reduction for Uninhabitable Conditions
In severe cases where maintenance issues make the property partially or fully uninhabitable, RDSC may award rent reduction. This is most common for:
Non-Working AC in Summer
Dubai summer temperatures make AC essential for habitability. Extended periods without AC can warrant significant rent reduction.
No Water Supply
Complete loss of water makes a property uninhabitable. Rent reduction applies for the full period.
Major Water Damage
If flooding or leaks made rooms unusable, rent reduction may be proportional to affected space.
Health Hazards
Severe mold, electrical dangers, or other health hazards that force you to limit use of the property.
How to Claim Rent Reduction
When filing at RDSC, specifically request rent reduction for the period the property was uninhabitable. Document exactly when the issue started and how it affected your use of the property. RDSC will determine the appropriate reduction based on severity and duration.
Related Guides
These focused maintenance guides cover the most common repair disputes tenants need to document before filing at RDSC.
Who Pays for AC Repair in Dubai - Landlord or Tenant?
Who usually pays for major AC repair in Dubai rentals.
Landlord Refuses to Fix Water Leak Dubai - What to Do
How to escalate a leak when the landlord keeps delaying.
How to Report a Landlord for Poor Maintenance UAE
How to turn repeated neglect into an organized RDSC complaint.
Maintenance Request Letter to Landlord UAE - Template
How to write a repair request that becomes useful evidence.
Can I Withhold Rent for Maintenance Issues in Dubai?
Why withholding rent is risky and what to do instead.
Frequently Asked Questions
Force Your Landlord to Make Repairs
Our evidence preparation service helps you document maintenance issues, organize communication records, and prepare a complete RDSC filing package to compel repairs. No lawyer needed.
Based on DLD official guidelines. Average preparation time: 30 minutes.