Property maintenance: responsibilities of landlords and tenants in Abu Dhabi

What the law says

Abu Dhabi’s Law No. 20 of 2006, which governs leasing in the emirate, sets the starting point:

• Landlord (Articles 5 and 7). Hands over the property in a condition suitable for its use, maintains it, and carries out all necessary repairs during the tenancy except rental repairs, unless agreed otherwise.
• Tenant (Articles 13, 14 and 15). Carries out the rental repairs that custom or the contract requires, pays for damage they cause and for consumption, and makes no changes without the landlord’s written permission.
• Urgent repairs (Article 9). The tenant may not stop the landlord from carrying out urgent repairs needed to preserve the property.

“Rental repairs” are the minor repairs a tenant customarily carries out. The law does not list them, which is why a clear contract matters.

How it usually works in practice

Contracts differ, but this is a common way of dividing the work when the contract follows the law’s default position:

Common areas of a building, such as lifts, corridors and pools, are normally looked after by the building’s management and paid for through service charges, not by the tenant.

Reporting a repair so it gets done

1. Report it in writing, by email or message, and keep a copy.
2. Add photos or a short video and say when the problem started.
3. Say whether it is urgent: a leak, no cooling in summer or an electrical fault is.
4. Give times when the technician can get in.
5. Confirm in writing once the repair is finished.

For landlords: planning ahead

• Have the air conditioning serviced before the summer rather than waiting for the first breakdown.
• Inspect the unit between tenancies and fix what you find before the next tenant moves in.
• Keep invoices and warranties, as they settle many arguments about who caused what.
• Agree in advance the amount a manager can approve without asking you.

When the two sides disagree

Most disagreements come down to the cause: wear and age, or misuse. Move-in reports, photos and service records usually answer that. If they do not, the dispute can go to the Rental Dispute Settlement Committee. Our disputes and legal guidance service can advise you on how to act.