Who Pays for Repairs in a Rented Apartment in the UAE: Tenant or Landlord?

Even the best-maintained rental apartment can suddenly require repairs — from a leaking roof or a broken air conditioner to weather-related damage. This raises the key question: who is responsible for paying for the repair — the landlord or the tenant? The answer depends not only on the lease agreement but also on the local laws regulating rental properties in each emirate.

In most cases, the landlord is responsible for maintaining the property, but tenants also have obligations to take care of the apartment and fix minor issues.

Main Responsibilities of Each Party

UAE law (including Dubai, Abu Dhabi, and Sharjah) requires landlords to maintain the property in a habitable condition. This means landlords must repair major breakdowns related to building structures, utilities, and engineering systems.

Tenant responsibilities:

1. If damage occurs due to tenant negligence — for example, broken furniture, walls, or appliances — the tenant pays for the repair.
2. Tenants should also use the property according to the lease terms and its intended purpose.

If a landlord refuses to carry out repairs, tenants in Dubai and Abu Dhabi can contact Rental Dispute Centres for assistance.

Right to Compensation

If a tenant pays for repairs due to landlord inaction, the law allows them to claim reimbursement. For example, if the landlord ignores a broken air conditioner or leaking ceiling, the tenant can fix it themselves and deduct the cost from the rent, provided they notify the landlord officially.

It’s crucial to act legally: keep receipts, photos of damage, and all correspondence with the landlord. These documents can support your case if the matter goes to the Rental Dispute Centre.

Dubai

According to Law No. 26 of 2007 on housing rentals:

1. The landlord covers all maintenance costs unless otherwise specified in the lease.
2. Article 17 clarifies that landlords are responsible for defects not caused by the tenant.
3. Tenants can demand reimbursement for significant maintenance costs.
4. If the lease specifies maintenance responsibilities, those conditions take priority under Article 16.

If the lease does not specify maintenance obligations, disputes may be resolved by filing a claim with the Rental Dispute Centre.

Sharjah

Under Sharjah Law No. 2 of 2007:

1. The landlord is responsible for all maintenance during the lease unless agreed otherwise.
2. Article 9 requires the landlord to maintain the property in a habitable condition for the entire lease term.
3. Article 10 states the tenant is responsible for damages caused by their own actions, emphasizing careful use of the property.

What to Do if the Landlord Does Not Respond

If the landlord ignores repair requests, the tenant may:

1. Request a rent reduction.
2. Terminate the contract through official channels.

In cases of serious damage, such as a roof leak after a storm or electrical issues, tenants can request temporary relocation until repairs are completed. UAE law protects tenants if living conditions become unsafe.

Why Tenant Insurance Is Important

Many tenants overlook tenant insurance, which can protect against financial losses. It covers:

1. Personal property (appliances, furniture, clothing).
2. Costs of temporary accommodation if the apartment becomes uninhabitable due to an accident or natural disaster.

Tenant insurance is increasingly popular in the UAE, especially during the windy and rainy season when property damage is more likely.

Tips for Tenants: How to Protect Yourself

1. Check the maintenance clause in your lease before signing. By default, major repairs fall on the landlord, but clarify who covers minor issues (e.g., light bulbs, locks).
2. Document the apartment condition with photos or videos at move-in to prevent disputes over pre-existing damage.
3. Understand that major breakdowns are the landlord’s responsibility, while minor household issues are the tenant’s.
4. Keep receipts and communications to secure reimbursement if necessary.
5. Consider tenant insurance for peace of mind and financial protection.

In the UAE, the landlord covers major repairs and maintenance, while tenants handle minor, everyday issues. Your rights are protected by law, and tenant insurance can offer additional security in unforeseen situations.