Non-compliance can result in fines ranging from AED 100 to AED 1,000,000 per violation. Repeat violations within two years double the fine, up to a maximum of AED 2,000,000. The exact amount depends on the violation type, as per the Executive Council Chairman resolution.
Complete Guide
Building Maintenance Obligations Under Law 3 of 2026 Dubai
Learn building maintenance obligations under Law 3 of 2026 Dubai. Fines up to AED 1M. Get compliance help from Wasleen Approvals. Start today.
By Jamsheed Khalid — Senior Fit-Out Consultant
Back to Dubai Building Quality and Safety Certificate (Law No. 3 of 2026)At a glance
Under Dubai's Law No. (3) of 2026 on Quality and Safety of Buildings, building owners must ensure periodic maintenance and obtain a Quality and Safety Certificate for buildings completed at least 20 years ago. The law is in force 60 days after publication, with a one-year compliance deadline (extendable). Violations can incur fines from AED 100 to AED 1,000,000, doubled for repeat offenses within two years.
What Are Building Maintenance Obligations Under Law 3 of 2026?
Dubai's Law No. (3) of 2026 on Quality and Safety of Buildings (issued 27 February 2026) introduces comprehensive building maintenance obligations for owners, legitimate possessors, and jointly owned property management entities. The law mandates periodic maintenance and a formal Quality and Safety Certificate for buildings that have been completed for at least 20 years. This certificate is not required for all buildings immediately—only those meeting the age threshold.
The law applies to existing buildings, not just new constructions. Owners must ensure their buildings meet safety and quality standards, including structural integrity, electrical and mechanical installations, and Civil Defence compliance. Failure to comply can result in fines ranging from AED 100 to AED 1,000,000, with repeat violations within two years doubling the fine up to AED 2,000,000.
Who Must Comply?
The obligations apply to the building owner, any legitimate possessor, or the Jointly Owned Property Management Entity under Law No. (6) of 2019. If you manage or own a building in Dubai that is 20 years or older, you must take action. For buildings under 20 years, maintenance obligations still exist but the certificate is not yet mandatory.
For more detail, see our guide on Building Safety Certificate Compliance Checklist in Dubai.
Key Deadlines and Timelines for Compliance
Timing is critical under Law 3 of 2026. The law comes into force 60 days after its publication in the Official Gazette. From the effective date, building owners have a compliance deadline of one year, which can be extended. The certificate must be obtained for buildings with a Completion Certificate date at least 20 years old.
| Milestone | Timeline |
|---|---|
| Law in force after Official Gazette publication | 60 days after publication |
| Compliance deadline (extendable) | 1 year from effective date |
| Building age trigger for certificate | 20 years after Completion Certificate |
| Certificate validity (under 40 years) | 10 years |
| Certificate validity (40 years or more) | 5 years |
| Technical Report submission window | 6 months from initial approval |
| Technical Report extension (on request) | Up to 2 years |
| Grievance filing window | 30 days |
| Occupant vacation after report approval | 3 months |
| Demolition grace period (voluntary) | Up to 1 year |
For more detail, see our guide on Quality and Safety Certificate Validity & Renewal in Dubai.
Fines and Penalties for Violations
The law sets a fine range for any violation between AED 100 and AED 1,000,000. The exact amount per violation type is not specified in the law itself but will be determined by a follow-up Executive Council Chairman resolution. Repeat violations within two years double the fine, with a cap of AED 2,000,000.
| Violation Type | Fine Range |
|---|---|
| Any violation | AED 100 – AED 1,000,000 |
| Repeat violation within 2 years | Up to AED 2,000,000 (doubled cap) |
Additionally, if an owner opts for demolition instead of certifying, a refundable security deposit of AED 50,000 is required. This is refundable if the building is demolished within the one-year grace period. For more details on the certificate, see our Dubai Building Quality and Safety Certificate page.
Required Documents and Process
To comply, you must prepare a Technical Report from a DM-registered engineering firm. This report covers structural integrity, exterior cladding, electrical/mechanical installations, windows/doors/security barriers, Civil Defence compliance, and CCTV/SIRA compliance. You also need to provide proof of ownership or possession, and the Completion Certificate date.
Ensure the engineering firm's classification matches your building's height category per Dubai Municipality thresholds. If laboratory tests are required, they must be from a UAE-licensed, EIAC-accredited laboratory. For personalized assistance, contact Wasleen Approvals to manage the process.
For more detail, see our guide on Buildings Over 40 Years and the Safety Certificate in Dubai.
Special Considerations for Buildings Under 20 Years
Buildings under 20 years old are not yet required to obtain the Quality and Safety Certificate for buildings, but they are not exempt from maintenance obligations. The law emphasizes periodic maintenance to ensure safety and quality. Owners should proactively maintain their buildings to avoid future issues and prepare for the certificate requirement when the building reaches 20 years.
Maintenance defect repair is a key aspect: any defects identified must be addressed promptly. The law's preventive approach aims to reduce risks and ensure long-term building safety. For guidance on maintenance schedules, consult a professional.
How Wasleen Approvals Can Help
Navigating Law 3 of 2026 can be complex. Wasleen Approvals specializes in Dubai approval consultancy. We can help you understand your obligations, prepare the necessary documentation, and liaise with Dubai Municipality. Our experts ensure timely compliance, avoiding fines up to AED 1,000,000.
Contact us today to schedule a consultation and secure your building's compliance. Visit our Dubai Building Quality and Safety Certificate page for more details or call us directly.
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Frequently Asked Questions
No, buildings under 20 years old are not yet required to obtain the Quality and Safety Certificate for buildings. However, they must still adhere to periodic maintenance obligations under the law. The certificate becomes mandatory once the building reaches 20 years after its Completion Certificate.
For buildings under 40 years old, the certificate is valid for 10 years. For buildings 40 years or older, the validity is 5 years. After expiration, a new technical report and certificate are required.
You need a Technical Report from a DM-registered engineering firm, proof of ownership or possession, and the Completion Certificate date. The report must cover structural integrity, cladding, electrical/mechanical systems, and Civil Defence compliance. Laboratory test results from an EIAC-accredited lab may also be required.
Yes, you can opt for voluntary demolition. A refundable security deposit of AED 50,000 is required, which is refunded if the building is demolished within the one-year grace period. This is an alternative to certifying the building.
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