A leaking tap, a dripping ceiling or air conditioning that stops working in August can quickly turn a comfortable rented home in Dubai into a stressful one. When something goes wrong, the first argument is rarely about the repair itself β it is about who should arrange it and who should pay. Understanding how responsibility is usually divided, and how to report problems properly, can save time, money and a difficult conversation with your landlord.
This guide is general information only, not legal advice. Your tenancy contract and the current rules in Dubai are what matter for your specific case.
Start with what your contract actually says
The tenancy contract β including any addendum signed alongside the standard Ejari-registered contract β is the first place to look. Contracts often set out who handles maintenance, whether there is a value threshold for minor repairs, how quickly issues should be addressed, and which company must be used for certain work.
Read the maintenance clause before you report a problem, not after. Look for wording about:
- Major versus minor maintenance, and any amount separating the two
- Air conditioning servicing β who arranges it and how often
- Appliances included with the property, such as cookers or water heaters
- Damage from misuse or neglect, compared with normal wear and tear
- How you must notify the landlord or property manager
If wording is unclear, ask for clarification in writing.
How responsibility is normally divided
As a general pattern β always subject to your own contract β landlords normally handle major maintenance affecting the structure and essential systems of the home. That can include significant plumbing or electrical faults, major AC breakdowns, water tank or pump failures, and leaks from pipes or the building structure rather than from something you have done.
Tenants are more often responsible, in general terms, for day-to-day minor items and damage they cause: replacing light bulbs and batteries, unblocking a sink blocked by household use, or repairing something they have broken. Tenants are also expected to keep the property in good condition, use appliances as intended, and report problems promptly before a small leak becomes major damage.
Servicing causes much confusion. Regular AC servicing may be assigned to either side, or shared. Check the clause and keep service reports.
Report it in writing, and report it early
However urgent the problem feels, create a written record. Email the landlord or use the management portal or system specified in your contract. Include the date, a clear description, when you first noticed it, and photos or a short video where that helps. Keep copies of everything, including replies and invoices.
Be specific. Instead of saying the AC is not working, note which room, what the thermostat shows, and any error code. For a leak, say where water appears and what you have done to limit damage.
- Urgent: No water, no power, a major leak, complete AC failure in extreme heat, or anything affecting safety. Phone as well as writing.
- Routine: A dripping tap, stiff door or minor AC rattle. Report in writing and agree a reasonable timeframe.
Access, visits and doing the repair well
Repairs usually require allowing reasonable access for technicians at agreed times. Confirm who will attend, clear the area around the fault, secure pets, and be present or arrange for a trusted adult to be there.
Before work starts, confirm who is paying and whether a quote needs approval. If you pay for a repair that is not your responsibility without agreement, reimbursement can be difficult, so get approval in writing first β except in a genuine emergency to prevent serious damage, and even then notify the landlord promptly and keep receipts. Afterwards, test the repair if you can and keep the job report.
If you cannot resolve it between you
Most disagreements are settled with a clear contract, a written trail and a calm conversation. If that does not work, the next step in Dubai is generally to seek guidance through the Dubai Land Department (DLD) and, for tenancy disputes, the Rental Dispute Settlement Centre (RDC). Their procedures, fees and required documents can change, so check official DLD channels for the current process before filing anything.
The practical rule is simple: know your contract, report early and in writing, do not let a small problem grow, and keep records until the issue is closed. That protects your comfort, your deposit and your relationship with your landlord far better than waiting until a breakdown becomes a dispute.