Apartment Maintenance: What Landlord Pays vs What You Pay 2026

In Dubai and the wider UAE, landlords cover all structural repairs and maintenance costs above AED 500 while tenants handle minor fixes below that amount under current RERA tenancy rules.

Tenancy contracts registered through Ejari follow a clear split that has remained consistent into 2026. This division protects both parties when issues arise in apartments across areas such as JLT, Marina, Bur Dubai and Deira. Understanding the exact responsibilities prevents small problems from turning into costly disputes and helps you keep your deposit intact at the end of your lease.

The AED 500 Threshold Explained

RERA guidance states that any single repair or maintenance item costing less than AED 500 falls to the tenant. Items above this limit become the landlord’s duty, provided the damage is not caused by tenant negligence. The threshold applies per incident rather than per month, so multiple small jobs in one week still count separately unless they form part of the same underlying fault.

How the rule works in practice

• A leaking tap washer replacement costing AED 180 is your responsibility.
• A full air-conditioning compressor failure quoted at AED 2,400 is the landlord’s obligation.
• Replacing a broken window pane at AED 650 must be arranged and paid for by the owner.

Always obtain two written quotes before reporting larger issues. This documentation strengthens your position if the landlord disputes the amount.

Landlord Responsibilities for Major Repairs

Landlords must maintain the structural integrity of the building, including external walls, roof, main plumbing stacks and electrical risers. They also cover replacement of built-in appliances supplied with the apartment, such as the original hob, oven and dishwasher, when these fail through normal wear.

Common landlord-covered items

• Central air-conditioning plant and main ductwork in JLT towers.
• Complete rewiring when circuits trip repeatedly due to ageing cables.
• Repair of shared drainage lines that affect multiple units in Marina buildings.
• Replacement of faulty main water pumps serving the entire block.

Owners often arrange these works through building management companies. You should still report the problem promptly via the building app or security desk so the issue is logged officially.

Tenant Duties for Minor Maintenance

Tenants are expected to keep the apartment in reasonable condition and cover day-to-day upkeep. This includes changing light bulbs, replacing tap aerators and clearing minor blockages in sinks or showers. You must also arrange and pay for regular servicing of any additional appliances you installed yourself, such as a portable washing machine or extra split-unit air conditioner.

Typical tenant-paid tasks with approximate costs

• Plumber call-out for a blocked kitchen sink: AED 250–350.
• Electrician visit to replace a faulty switch: AED 180–220.
• Re-sealing bathroom tiles to prevent leaks: AED 300–400.
• Replacing internal door handles and locks: AED 120–200 per unit.

Keep all receipts. These small expenses can be useful evidence if a landlord later claims you caused larger damage through neglect.

Reporting Issues and Resolving Disputes

Start by notifying the landlord or their agent in writing, preferably through WhatsApp with read receipts or email. Include photos, the date the problem was noticed and at least one quote. If no response arrives within seven days for urgent matters, submit a complaint through the RERA portal or the Dubai Now app.

Many residents in Bur Dubai and Deira use the Ejari-linked complaint system successfully. Fees for filing a maintenance dispute currently stand at AED 105 plus 5% VAT. Most cases are resolved within 14–21 days when clear evidence is provided. For complex structural issues, RERA may appoint an independent engineer whose report becomes binding.

Practical Examples from Popular Dubai Neighbourhoods

In a Marina high-rise, a tenant recently reported a persistent water leak from the ceiling. Two quotes came in at AED 1,850 and AED 2,100. The landlord covered the full cost after RERA confirmed the source was a faulty pipe joint in the slab above. In contrast, a JLT resident had to pay AED 320 to fix a dripping shower head because the part cost only AED 95.

Another case in Al Barsha involved a broken window mechanism. The replacement part and labour totalled AED 780. The owner paid after the tenant submitted photos and a building management report showing normal use. These examples illustrate how keeping records and acting quickly protects your rights.

Utilities such as electricity and water charges remain your responsibility regardless of maintenance issues. For a full breakdown of every line on your monthly statement, see our DEWA Bill Explained 2026: Every Line Item Decoded guide. If you are moving at the end of your tenancy, review our Movers and Packers in Dubai 2026: Real Prices and Red Flags article to avoid extra charges for unrepaired minor damage.

Preventive Steps Before Signing Your Next Contract

Inspect every tap, switch, air-conditioning vent and window before you sign the Ejari contract. Photograph any existing wear and attach the images to your tenancy file. Request a clause that clearly lists which appliances the landlord will replace and which you must maintain. This simple step avoids arguments later, especially in older buildings in Karama or Mirdif where wear and tear appears faster.

Finally, budget roughly AED 800–1,200 per year for minor maintenance in a typical one-bedroom apartment. This small reserve prevents stress when a tap or light fitting needs urgent attention.

Updated 2026. For your specific case, ask Tovi — answers in 30 seconds, in your language.

Frequently Asked Questions

Can I deduct repair costs from my rent?

No. RERA rules require you to pay rent in full and claim reimbursement separately through a maintenance dispute filing. Deducting rent yourself risks an eviction case.

Who pays for air-conditioner gas top-ups?

Tenants cover routine gas top-ups caused by normal use. Landlords must repair or replace the unit itself if it fails due to age or manufacturing defect.

What happens if the landlord ignores a major leak?

You can file a complaint via the RERA portal or Dubai Now app after seven days. The case usually results in an order for the landlord to complete the work within a set deadline.

Does the AED 500 rule apply in Abu Dhabi too?

Abu Dhabi follows similar principles under its own tenancy regulations, but the exact threshold differs slightly. Always check the specific clause in your contract and consult the Abu Dhabi Department of Municipalities and Transport for confirmation.

Can I be charged for damage found at move-out?

Yes, if the damage exceeds normal wear and tear and you cannot prove it existed before you moved in. Thorough move-in photos and a signed inventory list protect your deposit.

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