The maintenance clause is the part of a Dubai lease most tenants skim β until the AC fails on a Friday night in August or a tap starts leaking into the cupboard below the sink. Who pays, how fast someone must respond, and what counts as a minor repair are all decided by these few lines, not by what an agent said during the viewing. Read this section slowly before you sign, because changing it afterwards is far harder than negotiating it now.
Who Pays for What: The Minor and Major Split
Many Dubai leases split repairs into minor maintenance, paid by the tenant, and major maintenance, paid by the landlord. A common arrangement puts a threshold in the contract β often around AED 500, though the figure is negotiable and varies from lease to lease β with jobs at or below it treated as minor.
Check that your lease actually states a threshold, and what it is. Without one, almost any repair can be argued either way. Also look for a list of examples. A good clause makes clear that structural problems, the AC system, water heaters, plumbing inside the walls and electrical faults are major items, while things like replacing a bulb, a shower head or a remote battery are minor. If the list is vague, ask for the items you care about β especially air conditioning β to be named.
Air Conditioning Deserves Its Own Line
In Dubai, AC is not a comfort extra; it is essential, and it is usually the most expensive system in the flat. Make sure the clause says who pays for AC servicing, who pays if a compressor or motor fails, and whether regular servicing is included or down to you.
- Who arranges and pays for routine AC servicing, and how often
- Who pays for breakdown repairs and replacement parts
- How quickly the landlord must respond to a complete AC failure
- Whether you may use your own technician if the landlord does not respond
If the flat has been empty for a while, ask for the AC to be serviced and tested before your move-in date, and note that in the addendum if you can.
Response Times and Access
A clause that says the landlord will “maintain the property” without any timeframe gives you very little to rely on. Look for, or ask to add, reasonable response expectations: urgent issues such as no water, no power or no cooling should be acknowledged quickly, with routine jobs handled within a few working days. Exact periods are a matter for negotiation, so treat anything you agree as a contract point, not a general legal rule.
The clause should also cover access. Landlords and their contractors generally need your agreement and reasonable notice to enter, except in a genuine emergency. Check what notice period your lease gives, how visits are arranged around your working hours, and who holds spare keys.
Your Own Responsibilities as Tenant
Maintenance is not one-way. Tenants are normally expected to keep the property in good order, report faults promptly before a small leak becomes major damage, allow agreed access for repairs, and return the home in a similar condition, allowing for fair wear and tear.
Watch for clauses that go further than that β for example, making you responsible for repainting the whole flat regardless of condition, or for servicing appliances that were already old when you moved in. Take dated photos at move-in, ideally shared with the landlord or agent, so the starting condition is not disputed later. Keep receipts and message threads for any repair you arrange with approval; they matter if costs are later argued against your deposit.
Before You Sign: A Quick Clause Check
Read the main Ejari contract and any addendum together, because maintenance terms are often placed in the addendum and can override expectations set elsewhere. If the addendum contradicts what you were told, raise it before signing, not after. Clauses that are unclear, one-sided or different from the standard terms are worth querying with the agent in writing.
If a dispute does arise later and you cannot resolve it directly, tenancy disagreements in Dubai are typically handled through the Rental Dispute Settlement Centre (RDC) linked to Dubai Land Department, and official guidance should be checked at the time. A clear clause, agreed calmly before move-in, is what usually prevents you needing it. Spend ten minutes on this page of the contract now, and you will save yourself money, heat and frustration later.