Questions & Answers
What to do if our landlord keeps ignoring maintenance requests despite a clear contract?
Dear All,
We have a question related to private rental law in Dubai. We have been living in the same house (rented) for the last four years.
During those years, we have had to battle our landlord for maintenance at large. Our contract states that ALL maintenance is on his account (no deductible).
We have a lot of small maintenance issues, such as kitchen cabinets that are coming loose, a sewage smell in the house, and a toilet upstairs that still doesn't work after four years (despite attempted maintenance).
How can we deal with him and get him to honor the contract and resolve all of our issues so we can use the house properly? What legal steps can we take?
We have informed him plenty of times over the four years about the problems, but he seems to "ghost" us and does not reply very often.
We have issued him a warning to get things fixed by the end of this month (via WhatsApp), but he doesn't seem to mind.
Hope you can help with advice and maybe RERA down the line.
Hello,
If you report the damage to the landlord and he or she does not respond to your requests, especially since the contract requires the landlord to repair it, you can contact the Real Estate Regulatory Authority or go to court, and we can resolve the issue.
You can also send the lease contract for review.
Dear Inquirer,
Thank you for your message!
Under Dubai’s rental laws and your contract terms, the landlord is legally obligated to carry out all maintenance if the lease explicitly states so.
Repeated failure to do so, despite written notices, can be considered a breach of contract. You have the right to file a complaint with the Dubai Rental Dispute Settlement Center (RDSC) to compel the landlord to carry out repairs or seek compensation.
WhatsApp warnings may not hold strong legal weight, so we recommend issuing a formal legal notice and preparing a case file with supporting evidence.
To proceed effectively, we invite you to book a consultation with us so we can assess your situation in detail and represent you before RERA or the RDSC if necessary.
Best regards,
Dear Client,
Thank you for reaching out with your concerns regarding your landlord’s ongoing failure to address maintenance issues, despite clear contractual obligations.
1. Your Rights Under Dubai Rental Law
Under Dubai’s Law No. 26 of 2007 (as amended), unless your tenancy contract states otherwise, the landlord is responsible for all major maintenance and repairs necessary to keep the property habitable.
Since your contract explicitly states that all maintenance is the landlord’s responsibility, you are fully entitled to demand timely repairs.
2. Recommended Steps:
a. Document Everything:
Continue to keep detailed records of all maintenance issues, your requests, and the landlord’s responses (or lack thereof). If you have photos, videos, or written complaints, these will strengthen your case.
b. Send a Formal Notice:
Since WhatsApp messages are informal and may be ignored, send a formal written notice (by email and registered mail, if possible) demanding that the landlord fulfill his contractual and legal obligations within a specific timeframe (e.g., 7–14 days). List all outstanding maintenance issues.
c. File a Complaint with RERA/Rental Dispute Centre (RDC):
If the landlord still fails to act, you have the right to file a complaint with the Dubai Rental Dispute Centre (RDC), which operates under RERA.
You will need to submit your tenancy contract, proof of your requests, and evidence of the maintenance problems.
The RDC can order the landlord to carry out the necessary repairs and, in some cases, award compensation for inconvenience or costs incurred.
d. Withholding Rent (Caution):
Do not withhold rent without a legal order, as this could put you in breach of contract. Always follow the legal process through the RDC.
3. How I Can Assist:
a. Drafting a formal legal notice to your landlord.
b. Preparing and submitting a complaint to the RDC, and representing you throughout the process.
c. Advising you on your rights and the best strategy to resolve the matter efficiently.
If you would like to proceed or need further guidance, please let me know. I am here to support you and ensure your rights as a tenant are protected.
Best regards,
Abdul Wahied
Dear questioner,
You can seek compensation from the landlord for the non-maintenance and even for the contract breach. Document every communication and take pictures of the current issues.
If you need further clarification, kindly share your WhatsApp number.
Dear Questioner,
Thank you for your message!
Based on the information you've provided, and if your tenancy contract clearly states that the landlord is responsible for all maintenance, you are within your rights to demand that these issues be addressed promptly.
If the landlord continues to ignore your requests despite multiple notifications, including your recent WhatsApp warning, you may proceed with filing a complaint at the Dubai Rental Dispute Center. This authority handles such matters and can compel the landlord to fulfill their contractual and legal obligations.
We can assist you in drafting a formal legal notice and guide you through the complaint process with RERA and the Rental Dispute Center.
Our consultation fee is AED 500, which will be deducted from the total legal fees should you choose to proceed with us.
Please let us know how you wish to move forward.
Kind regards,
Mohammed Salah
Legal Consultant
