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AI-assisted content notice: This article was written with AI assistance and reviewed by the Tovi team. UAE rules and fees change — always verify with official sources before acting. Last reviewed: July 2026.
🪪 Expat lifeUtilities✓ Verified Jul 2026

Apartment Maintenance: What Landlord Pays vs What You Pay 2026

UAE tenancy law splits maintenance costs at AED 500. See exactly what landlords cover, what tenants pay, and how to handle RERA disputes in 2026.

·5 min read·By the Tovi UAE Team
Burj Khalifa near city buildings
Photo by K T on Unsplash

Who Pays for What Under UAE Tenancy Law

RERA rules in 2026 still place major structural repairs on the landlord. Tenants handle minor day-to-day fixes. The split is simple: any single repair or replacement costing AED 500 or less is the tenant's responsibility. Anything above AED 500 falls to the landlord. This threshold applies across Dubai and most other emirates using the same standard contract.

Landlord Responsibilities

Landlords must keep the property safe and livable. They pay for fixing the air-conditioning central unit, water heaters, electrical wiring, plumbing stacks, and roof leaks. If a window frame cracks or a built-in appliance fails after normal use, the landlord covers the cost. Landlords also handle building-wide issues such as elevator breakdowns or common-area lighting.

Tenant Responsibilities

Tenants pay for replacing light bulbs, tap washers, toilet flushes, and AC filters. If a door handle breaks from daily use or a fuse trips because of an overloaded plug, the tenant arranges and pays. Tenants must also keep the unit clean and report damage quickly. Ignoring a small leak that later causes AED 2,000 in water damage can shift the full bill to the tenant.

Real Examples from 2026 Tenancies

  • AED 320 to replace a broken kitchen mixer tap: tenant pays.
  • AED 1,800 to repair a leaking roof membrane: landlord pays.
  • AED 450 annual service for split AC filters and gas top-up: tenant pays.
  • AED 2,750 to replace a faulty main water pump serving two units: landlord pays.

How to Handle Disputes with RERA

Start with a written notice to the landlord or agency. Keep photos, invoices, and messages. If the landlord refuses to pay above AED 500, file a case through the RERA portal or visit a Dubai Land Department customer happiness centre. Fees start at AED 105 for claims under AED 50,000. Most cases are resolved within 30 days. Tenants who pay for landlord items can request reimbursement through the same process.

Practical Tips Before You Sign

Read the Ejari contract carefully. Note any extra clauses that change the AED 500 rule. Take dated photos of every room and appliance on move-in day. Keep all maintenance receipts. If something breaks repeatedly, ask the landlord in writing to replace it rather than keep repairing it.

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Frequently asked questions

Who pays for AC repair above AED 500?▾

The landlord pays if the repair or replacement costs more than AED 500 under RERA rules.

Can tenants claim back money spent on landlord repairs?▾

Yes. File a reimbursement request with RERA after written notice and proof of payment.

Does the AED 500 rule apply outside Dubai?▾

Most emirates follow the same RERA-linked standard contract, but check the local housing authority for exceptions.

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