Landlord Maintenance Obligations in the UAE (2026 Legal Guide) — Rules & Requirements
About this article
Sourced from Omani royal decrees, ministerial decisions, and the Basic Statute of the State. Written in plain language for general understanding — this is educational content, not legal advice. Our editorial standards
What is this right?
Your landlord is responsible for keeping the property in a liveable condition:
- Structural repairs: The landlord must maintain the building structure, plumbing, electrical systems, and air conditioning (unless the contract says otherwise).
- Habitability: The property must be fit for its intended use — if it becomes uninhabitable (flooding, structural damage, pest infestation), the landlord must fix it.
- Tenant's responsibility: You are responsible for minor maintenance and keeping the property clean. You must not cause damage beyond normal use.
- Rent reduction: If the landlord fails to make necessary repairs and the property's value is diminished, you may be entitled to a rent reduction.
- Emergency repairs: If urgent repairs are needed and the landlord does not respond, you may arrange them yourself and deduct the cost from rent (but get this in writing first).
When does it apply?
- Your rented property has maintenance issues that affect its livability.
- The landlord refuses to make repairs that are their responsibility.
- The property has become unsafe or uninhabitable.
What to Do If Your UAE Landlord Refuses to Make Repairs
- Notify your landlord in writing about the maintenance issue, including photos and details.
- Give the landlord a reasonable time to respond (typically 2-4 weeks for non-urgent matters).
- If the landlord ignores your request, file a complaint with the RDSC.
- For emergency issues (gas leaks, electrical hazards), contact civil defense and notify the landlord immediately.
What should you NOT do?
- Do not withhold rent because of maintenance disputes — this gives the landlord grounds to evict you.
- Do not make major repairs yourself and deduct from rent without the landlord's written consent or a court order.
- Do not ignore small issues that could become big problems — report them early.
About Housing Rights in Oman
UAE housing law is set per emirate, not federally. Your lease must be registered — Ejari in Dubai, Tawtheeq in Abu Dhabi — or no dispute body will touch it. Dubai rent increases follow the RERA Rent Index with 90 days' written notice; eviction needs valid grounds and 12 months' notice. Security deposits are typically 5% (unfurnished) or 10% (furnished) of annual rent. Disputes go to the Rental Disputes Settlement Centre (RDSC) in Dubai or the Abu Dhabi Judicial Department (ADJD) in Abu Dhabi.
Common Questions
What is the maintenance & habitability right in Oman?
Your landlord is responsible for keeping the property in a liveable condition:Structural repairs: The landlord must maintain the building structure, plumbing, electrical systems, and air conditioning (unless the contract says otherwise).Habitability: The property must be fit for its intended use — if it becomes uninhabitable (flooding, structural damage, pest infestation), the landlord must fix it.Tenant's responsibility: You are responsible for minor maintenance and keeping the property clean. You must not cause damage beyond normal use.Rent reduction: If the landlord fails to make necessary...
When does it apply — maintenance & habitability?
Your rented property has maintenance issues that affect its livability.The landlord refuses to make repairs that are their responsibility.The property has become unsafe or uninhabitable.
What should I do if my landlord in the UAE will not fix a serious maintenance problem?
Notify your landlord in writing about the maintenance issue, including photos and details.Give the landlord a reasonable time to respond (typically 2-4 weeks for non-urgent matters).If the landlord ignores your request, file a complaint with the RDSC.For emergency issues (gas leaks, electrical hazards), contact civil defense and notify the landlord immediately.
What should you NOT do — maintenance & habitability?
Do not withhold rent because of maintenance disputes — this gives the landlord grounds to evict you.Do not make major repairs yourself and deduct from rent without the landlord's written consent or a court order.Do not ignore small issues that could become big problems — report them early.