Landlord vs tenant: who pays for what?
Major issues are landlord; minor wear and a small per-incident threshold (typically AED 500–1,000) sit with the tenant.
Article 16 of Dubai's tenancy law puts maintenance on the landlord by default. Most contracts then split it — but the split has limits.
Almost always landlord
- Central AC / chiller / district cooling system.
- Major plumbing — pipes inside walls, water tanks, drainage.
- Major electrical — DBs, cabling, fixed wiring.
- Roof, structural, building envelope.
- Built-in appliances (oven, hob, fridge if part of the lease).
Almost always tenant
- Replacing bulbs.
- Cleaning AC filters (monthly in summer is sensible).
- Routine drain unblocking caused by hair / kitchen waste.
- Topping up tap washers and minor sealant.
- Pest control beyond infestation level.
The grey zone
Most Dubai contracts set a per-incident threshold of AED 500–1,000. Below that, the tenant pays. Above that, the landlord pays. This is contract-by-contract — read yours.
If something fails on day 30 of the tenancy
Pre-existing defects are the landlord's responsibility regardless of the contract clause. Document the condition on move-in (photos / video / signed inventory) and you'll have evidence if a fault surfaces early.
Sources: Dubai Law No. 26 of 2007, Article 16.
Related questions
AC servicing — frequency and typical cost
Filters monthly, deep service every 6 months. Expect AED 150–400 per unit per service in Dubai.
A leak or burst pipe — what to do first
Stop water at the main, kill power if it's near electrics, document, then call the building/landlord. Don't wait — water damage compounds.
Reporting a community-wide issue (potholes, lighting, security)
Most master-developer communities have an app or hotline. For roads outside private communities, use the RTA or municipality channels.