Who pays for plumbing repairs in Dubai: landlord or tenant?

What the law says

Rental properties in Dubai are covered by Law No. 26 of 2007, which regulates the relationship between landlords and tenants. Unless the parties agree otherwise, it makes the landlord responsible for maintenance and for repairing breakdowns or defects that affect the tenant’s use of the property during the lease.

In practice this means a burst pipe, a failed water heater or a drain that blocks because of old pipework is normally the landlord’s responsibility.

When the tenant usually pays

• Damage caused by misuse, for example a toilet blocked by wipes or a sink blocked by cooking fat
• Minor upkeep that the tenancy contract assigns to the tenant
• Repairs the tenant arranged without telling the landlord, where the contract requires approval first

Your contract can change the default

Many Dubai tenancy contracts include a maintenance clause. Some say the tenant pays for repairs below a certain amount, others put all maintenance on the landlord. The contract you signed is the first thing to check.

What to do when something breaks

1. Stop the damage first: turn off the water at the main or isolation valve
2. Take photos and a short video
3. Report the problem to your landlord or agent in writing, by email or WhatsApp
4. Agree who will arrange and pay for the repair before work starts, unless it is an emergency
5. Keep the plumber’s invoice and a note of what caused the problem

If you cannot agree

Most repair disagreements are settled once both sides know what caused the problem. If you still cannot agree, rental disputes in Dubai are handled by the Rental Disputes Center. This guide is general information, not legal advice.