Buildings Over 40 Years and the Safety Certificate in Dubai

Dubai’s Law No. (3) of 2026 on the Quality and Safety of Buildings introduces a mandatory Quality and Safety Certificate for buildings that have been completed at least 20 years ago. For buildings that are 40 years or older, the certificate validity is shortened to 5 years, reflecting the increased structural and safety risks of aging properties. This certificate is a legal requirement for continued occupancy and operation.

The certificate is obtained through a technical assessment conducted by a Dubai Municipality-registered engineering firm, which evaluates structural integrity, exterior cladding, electrical and mechanical systems, windows, doors, security barriers, Civil Defence compliance, and CCTV/SIRA requirements. The goal is to ensure that older buildings meet current safety standards and remain safe for occupants and the public.

For help obtaining your certificate, Wasleen Approvals manages the full Dubai Building Quality Safety Certificate process — from Technical Report preparation to submission and follow-up until approval.

The certificate is required for all existing buildings in Dubai that have a Completion Certificate date at least 20 years old. This includes residential, commercial, and mixed-use properties. The obligation falls on the owner, the legitimate possessor, or the Jointly Owned Property Management Entity under Law No. (6) of 2019. If you manage or own an aging building, you must ensure compliance within the specified timelines.

The law came into force 60 days after its publication in the Official Gazette (issued 27 February 2026), and building owners have a compliance deadline of 1 year from the effective date, which can be extended. However, the certificate is not required for all buildings immediately—only those that have already reached the 20-year threshold.

For more detail, see our guide on Quality and Safety Certificate Validity & Renewal in Dubai.

The shorter 5-year validity for buildings over 40 years means more frequent inspections and renewals. This is a key distinction for owners of older properties, as they must plan for recurring compliance costs and assessments.

For more detail, see our guide on Building Inspection Process Under Law 3 of 2026 in Dubai.

The process involves several steps, starting with hiring a qualified engineering firm and ending with the issuance of the certificate. Here’s a typical workflow:

1. Hire a Dubai Municipality-registered engineering firm with the appropriate classification for your building’s height.
2. The firm prepares a Technical Report covering structural integrity, cladding, electrical/mechanical systems, windows, doors, security barriers, Civil Defence compliance, and CCTV/SIRA.
3. Submit the Technical Report to Dubai Municipality within 6 months of initial approval (extension up to 2 years possible).
4. If the report identifies deficiencies, occupants may need to vacate within 3 months after report approval for remedial works.
5. After passing the assessment, the Quality and Safety Certificate for buildings is issued with the applicable validity (5 or 10 years).

If the building is deemed unsafe and demolition is chosen, a refundable security deposit of AED 50,000 is required, and demolition must occur within a grace period of up to 1 year.

For more detail, see our guide on Old vs New Building Safety Regulations in Dubai.

Violations of the law, including failure to obtain the certificate, can result in fines ranging from AED 100 to AED 1,000,000 per violation. For repeat violations within 2 years, the fine is doubled, capped at AED 2,000,000. The exact per-violation amounts will be set by a follow-up Executive Council Chairman resolution, so it’s essential to stay updated.

To avoid these penalties, property owners should initiate the certification process well before the compliance deadline. Wasleen Approvals can guide you through the entire process, ensuring timely submission and compliance.

At Wasleen Approvals, we specialize in navigating Dubai’s complex approval landscape. Our team of consultants has in-depth knowledge of Law No. (3) of 2026 and can manage the entire certification process for your building—from selecting the right engineering firm to submitting the Technical Report and liaising with Dubai Municipality. We ensure your building meets all safety standards, avoiding fines and ensuring the safety of occupants.

Contact us today to schedule a consultation and secure your building’s safety certificate with confidence. For more details about the Dubai Building Quality and Safety Certificate, visit our dedicated service page.

You may also need these related Dubai approvals:

• Dubai Building Quality and Safety Certificate (Law No. 3 of 2026)
• Dubai Municipality Building Permit
• Dubai Civil Defense Approval
• Dubai Municipality NOC