GUIDE
Maintenance and repairs in your Dubai rental: who to call and who pays
Guides in this topic
Who should I contact for maintenance?
It depends on what's broken:
| Problem | Contact first |
|---|---|
| Inside your apartment (AC unit, leaking tap, appliance) | Your landlord or property manager |
| Shared areas or building systems (lifts, corridors, cooling supply, leak from above) | Building management or facilities |
| Emergency (flooding, sparks, gas smell) | Building security or emergency maintenance, then your landlord |
On handover day, save your landlord's, property manager's and building management's numbers, and ask whether there's a maintenance app, help desk or WhatsApp line. Many managed buildings use one.
Is emergency maintenance available out of hours?
Many buildings have 24/7 security and on-call maintenance for emergencies. Ask at handover. For danger to people, call emergency services first:
- Police: 999
- Ambulance: 998
- Civil Defence (fire, gas): 997
- DEWA emergencies (power or water): 991
Burst pipe, electrical fault or AC failure?
- Make it safe: turn off the water at the shut-off valve, or switch off the breaker.
- Call building maintenance or security.
- Tell your landlord or property manager in writing, with photos.
- For AC on district cooling, maintenance may also involve the cooling provider.
Where are the water valve and breaker panel?
Find them on day one. The water shut-off valve is usually under the kitchen sink, in a utility cupboard or near the water heater. The breaker panel (DB) is usually near the entrance or in a utility cupboard. Ask maintenance to show you, and take a photo.
Do I need approval before booking a contractor?
For anything you want the landlord to pay for, yes: get written approval of the contractor, the work and the cost first. Many buildings also require contractors to be registered with security, and some work needs a building permit.
Must I use the building's maintenance company?
Not always, but some buildings and landlords insist on approved contractors, especially for AC, plumbing and electrical work. Check before booking.
How fast should urgent repairs be fixed?
There's no fixed legal timeframe, but urgent problems (no water, no power, no AC in summer, active leaks) should be dealt with promptly. Report them in writing, follow up, and escalate if nothing happens. What to do when nobody responds.
Faulty appliances that came with the apartment
Appliances the landlord provided (fridge, washing machine, oven) are normally the landlord's to repair or replace, unless the fault is your misuse or the contract says otherwise. Report it with the model label and a description of the fault.
How will maintenance staff get into my apartment?
They should arrange a time with you first. Agree in writing that visits need notice and your OK, except in emergencies, and ask who holds spare keys.
More on who pays
Common questions
Does the landlord pay for AC maintenance in Dubai?
Repairs usually, yes. Routine servicing and filter cleaning depend on your contract and are often the tenant's. See Chiller & AC.
Can I deduct repair costs from my rent?
Not without the landlord's written agreement or legal authorisation. Get advice from the Rental Dispute Center first.
What is the DEWA emergency number?
991, for power or water emergencies.