Dubai · Renting guide
It is one of the most common arguments between Dubai tenants and landlords, usually in July when the AC stops working. The short answer: major repairs usually fall on the landlord, routine upkeep often falls on the tenant - but your contract decides the details.
StringsSG · Updated
What the law says
Rental relationships in Dubai are governed by Law No. 26 of 2007, as amended, overseen by RERA (the Real Estate Regulatory Agency, part of the Dubai Land Department). Under it, the landlord is generally responsible for maintaining the property and repairing defects that affect the tenant's use of it during the tenancy - unless the parties agree otherwise.
That "unless agreed otherwise" is the important part. Tenancy contracts and their addenda can shift some maintenance to the tenant, and many do.
This guide is general information, not legal advice. For a specific dispute, check your contract and contact RERA or the Rental Dispute Settlement Centre.
What contracts typically say about AC
Usually the tenant
Cleaning filters, routine AC cleaning every few months, and minor repairs - sometimes up to a stated value per repair.
Usually the landlord
Replacing failed compressors, fan motors, control boards and thermostats; fixing refrigerant leaks; replacing worn-out units.
Often disputed
Gas refills (is it a leak or neglect?), blocked drains that damaged a ceiling, and units that fail in the first weeks of a tenancy.
District cooling
Chiller fees are a separate question. In "chiller-free" buildings the landlord pays them; otherwise the tenant usually does.
How to avoid a dispute
- 1
At move-in
Run every unit, note any that are weak or noisy, and photograph filters and grilles. Ask the landlord for the last service date.
- 2
Keep up the routine
If routine cleaning is your responsibility, do it and keep the reports. It protects you when a major part fails.
- 3
Report problems in writing
Message the landlord or agent with photos the day a problem starts. A diagnosis report from a technician helps.
- 4
At move-out
A cleaning before handover avoids deductions from your deposit for "dirty AC".
If the landlord won't fix it
Put the request in writing and give a reasonable deadline. If nothing happens, you can file a case with the Rental Dispute Settlement Centre. Avoid withholding rent - it can put you in breach of your contract. In urgent summer cases, some tenants pay for the repair and ask for reimbursement with the invoice; agree this with the landlord in writing first.
Need a service report for your landlord?
Every StringsSG visit ends with a short report of what was done and anything that needs attention - useful evidence either way.
