Who Pays for Maintenance in a Rental Property in Dubai

Doorkee Editorial·2 November 2026

A technician servicing a wall-mounted air conditioner while a couple watches, with the Dubai skyline through the window

One of the most common sources of friction between landlords and tenants in Dubai comes down to one practical issue, deciding who is responsible for covering repair costs when something breaks.

Whether the issue involves a faulty air conditioner during the summer, a leaking kitchen tap, or water damage caused by a plumbing defect, knowing who is responsible for repairs can help landlords and tenants avoid unexpected expenses and disagreements.

Here is a clear guide on how maintenance responsibilities are legally split, common practice conventions in Dubai, and how to safeguard your rights under Dubai's rental regulations.

What Does Dubai Rental Law Say About Property Maintenance?

Under Dubai's tenancy law, the default legal position is straightforward.

Landlord's Default Responsibility. Unless agreed otherwise in the tenancy contract, the landlord is responsible for maintaining the property and repairing any defect or damage that affects the tenant's intended use of the premises.
Tenant's Default Duty. Tenants are expected to keep the property in good condition, avoid making changes without the landlord's permission, and handle any minor upkeep the tenancy contract assigns to them.

However, the law allows landlords and tenants to contractually agree on specific financial splits for minor repairs, which is where the standard market practices come into play.

Understanding your rental costs starts even before you sign a tenancy agreement. Doorkee helps tenants make informed rental decisions with property listings that are reviewed before they go live and real rental insights from Dubai Land Department rental transaction records. You can compare rental rates across different Dubai communities and get a clearer picture of the market before making an offer.

The Common AED 500 Maintenance Threshold

Some Dubai tenancy agreements use an AED 500 threshold to divide maintenance costs between tenants and landlords. Under these agreements, tenants may be responsible for minor repairs costing up to AED 500, while landlords cover repairs above that amount, subject to the specific wording of the contract.

However, AED 500 is not a universal legal threshold in Dubai. Dubai's tenancy law places maintenance responsibility on the landlord unless the parties agree otherwise in the tenancy contract. The responsibility can also depend on the nature of the repair and whether the damage was caused by the tenant.

Before signing a rental agreement, check the maintenance clause carefully to see whether it includes an AED 500 threshold, what types of repairs it covers, and whether there are separate provisions for major systems, structural defects, or damage caused by the tenant.

A wooden gavel beside a house-shaped sign reading Tenancy Law

What Maintenance Does the Landlord Pay For?

A landlord is generally expected to arrange and pay for repairs that affect the property's condition, essential facilities, or normal use, unless the tenancy agreement provides otherwise.

1. Major Repairs and Essential Systems

Major repairs typically involve problems that cannot reasonably be treated as routine household upkeep. These may include the following.

Air conditioning failures. Repairing a faulty AC unit or a significant cooling system problem that affects the property's normal use.
Plumbing problems. Fixing damaged pipes, persistent leaks, or serious water supply issues that are not caused by the tenant.
Electrical faults. Addressing defective wiring, unsafe electrical installations, or significant faults in the property's electrical system.
Structural defects. Repairing serious cracks, water seepage, or other building defects that affect the property's condition or usability.

The landlord will generally be responsible for these repairs when they fall within the landlord's maintenance obligations. However, if the tenant caused the damage through misuse or negligence, the tenant may be liable for the resulting repair costs.

2. Repairs Needed to Keep the Property Usable

Some problems may not involve the building's structure but can still prevent the tenant from using the home comfortably.

For instance, a faulty water heater may leave a tenant without hot water, while a broken window could affect safety or expose the home to rain. A malfunctioning kitchen fixture may also need attention if it significantly interferes with normal use.

In these situations, the landlord's responsibility depends on the seriousness of the defect, its cause, and the tenancy agreement. The fact that a repair is relatively inexpensive does not automatically make it the tenant's responsibility.

What Maintenance Does the Tenant Pay For?

Tenants are expected to take reasonable care of a rental property throughout the tenancy. They may also be responsible for particular repairs when the tenancy agreement assigns those duties to them.

The distinction is important because ordinary upkeep, damage caused by a tenant, and repairs arising from normal wear and tear are not the same thing.

1. Damage Caused by the Tenant

If a tenant damages something through misuse, carelessness, or an accident, they may have to cover the repair or replacement cost.

For example, a tenant who breaks a glass door while moving furniture or damages a kitchen cabinet through improper use may be responsible for the resulting expense.

2. Maintenance Specifically Assigned in the Tenancy Agreement

The tenancy contract can outline which maintenance duties fall to the tenant and how minor repairs should be managed.

For instance, the agreement may state that tenants must cover certain routine repairs up to a specified amount, while the landlord pays for other maintenance expenses. These conditions should be reviewed carefully to understand exactly what each party is expected to handle.

Before signing the contract, tenants should confirm which repair costs they are responsible for, whether they need the landlord's approval before arranging repairs, and how maintenance issues should be reported.

Also Read. What Should Tenants Know About Security Deposits in Dubai?

What to Do If a Maintenance Dispute Arises

When a landlord and tenant can't agree on who should bear a repair cost, the matter doesn't have to stay stuck. Either party can bring the dispute to the Rental Disputes Center (RDC), which examines the tenancy agreement, the evidence submitted, and Dubai's applicable rental regulations before reaching a decision.

The strength of your case depends largely on preparation. Before you file, put together the following.

The Ejari-registered tenancy contract and any additional clauses.
Repair invoices and quotations.
Photographs or videos of the problem.
Written communication showing when the issue was reported and how the other party responded.

The Rental Disputes Center (RDC) can review the case by considering the tenancy agreement, the evidence provided, and the applicable rental regulations in Dubai. Keeping a clear record of repair requests and responses can make it easier to explain the situation and support a claim. Tenants and landlords should also report maintenance concerns as soon as they arise to reduce the risk of further damage and avoid unnecessary disagreements.

For landlords, clear rental terms and a well-documented property handover can help avoid disagreements later. Doorkee provides a platform to reach verified tenants and manage rental offers, making the process of renting out your property more straightforward.

A person holding a small model house while signing a contract on a clipboard with keys

Practical Checklist for Landlords & Tenants

For Tenants

Read the maintenance clause before signing. Look for lists of repairs assigned to you.
Report problems in writing. Use email or message so there is a dated record. A phone call is hard to prove later.
Get permission before any repair or change. Do this even for something you consider minor.
Photograph the property at move-in and keep the record. It helps separate existing defects from damage you caused.
Keep receipts and correspondence. You will need them if a dispute arises.

For more information, read what to check before renting an apartment in Dubai.

For Landlords

Make the contract specific. Say clearly which repairs and costs belong to the tenant.
Respond quickly to genuine defects.
Keep a record of work done, including invoices and photos.
Document the property's condition at the start and end of the tenancy.

Renting With More Confidence on Doorkee

Doorkee helps make the rental process clearer, whether you are searching for your next home or preparing a property for rent.

For Tenants. Browse rental listings that are reviewed before they go live, review property details, and use real rental insights from Dubai Land Department rental transaction records to compare rents across different Dubai communities. You can also make offers through a structured process, giving you more information before committing to a property.
For Landlords. List your property for free, connect with verified tenants, and manage offers through a straightforward rental process. Doorkee helps you present your property to potential tenants while giving you tools to manage the rental journey more efficiently.

With clearer property information, reviewed listings, and rental market insights, Doorkee gives tenants and landlords a more informed way to navigate the Dubai rental market.