UAE Habitability (2026): Dubai Law 26/2007 + RERA
About this article
Sourced from UAE federal decrees, laws, and ministerial decisions. 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, notify them again in writing and file with the RDSC — do not deduct the cost from your rent, because withholding rent is a ground for eviction even where the repair claim is sound.
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 UAE
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 UAE?
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.