Law No. (3) of 2026 on Quality and Safety of Buildings is a Dubai legislation that requires buildings completed at least 20 years ago to obtain a Quality and Safety Certificate for buildings. It aims to ensure aging buildings meet current safety standards. The law came into force 60 days after Official Gazette publication.
Complete Guide
Law 3 of 2026 Dubai — Full FAQ on the Building Safety Law
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By Jamsheed Khalid — Senior Fit-Out Consultant
Back to Dubai Building Quality and Safety Certificate (Law No. 3 of 2026)At a glance
Law No. (3) of 2026 on Quality and Safety of Buildings in Dubai requires buildings completed at least 20 years ago to obtain a Quality and Safety Certificate for buildings. The law came into force 60 days after Official Gazette publication, with a 1-year compliance deadline. Fines for violations range from AED 100 to AED 1,000,000, and repeat violations within 2 years can double the fine up to AED 2,000,000.
What is Law 3 of 2026 Dubai?
Law No. (3) of 2026 on Quality and Safety of Buildings (القانون رقم (3) لسنة 2026 بشأن جودة وسلامة المباني في إمارة دبي) is a Dubai legislation that mandates a Quality and Safety Certificate for buildings completed at least 20 years ago. The law applies to buildings in the Emirate of Dubai and is enforced by the Dubai Municipality, with the official portal at dlp.dubai.gov.ae.
This law is not retroactive for all buildings — it targets aging structures to ensure they meet current safety standards. Buildings under 20 years old are not immediately affected, but owners of older buildings must act within the compliance deadline.
Key Dates and Compliance Timeline
| Event | Timeline |
|---|---|
| Law in force after Official Gazette publication | 60 days after publication |
| Compliance deadline (extendable) | 1 year from effective date |
| Building age trigger for the Quality and Safety Certificate for buildings | 20 years after Completion Certificate |
| Building age threshold for shorter certificate validity | 40 years or more |
For more detail, see our guide on Who Needs a Quality and Safety Certificate for buildings in Dubai?.
Who Needs a Quality and Safety Certificate for buildings?
The Quality and Safety Certificate for buildings is required for buildings that have been completed at least 20 years ago, as determined by the Completion Certificate date. The certificate must be obtained by the owner, legitimate possessor, or the Jointly Owned Property Management Entity under Law No. (6) of 2019.
If you own or manage a building in Dubai that is 20 years or older, you must comply with this law. The certificate is valid for 10 years for buildings under 40 years old, and 5 years for buildings 40 years or more.
- Buildings under 20 years: not required yet
- Buildings 20–39 years: certificate required, valid 10 years
- Buildings 40+ years: certificate required, valid 5 years
For more detail, see our guide on How to Get a Building Safety Certificate in Dubai (Step-by-Step).
What Documents Are Required?
To obtain the Quality and Safety Certificate for buildings, you must prepare a Technical Report through a Dubai Municipality-registered Engineering Firm. The report covers structural integrity, exterior cladding, electrical and mechanical installations, windows, doors, security barriers, Civil Defence compliance, and CCTV/SIRA compliance.
- Quality and Safety Certificate Technical Report
- Completion Certificate date (must be at least 20 years old)
- Engineering Firm classification matching building height category
- Laboratory test results (from UAE-licensed, EIAC-accredited labs, if testing required)
- Ownership or possession proof
For more detail, see our guide on Law 3 of 2026 Dubai Building Fines — Penalty Guide.
What Are the Fees and Fines?
Fines for violations of Law 3 of 2026 range from AED 100 to AED 1,000,000 per violation, as set by Article 16. Repeat violations within 2 years double the fine, up to a cap of AED 2,000,000. Exact per-violation amounts will be determined by a follow-up Executive Council Chairman resolution.
| Item | Amount |
|---|---|
| Minimum fine per violation | AED 100 |
| Maximum fine per violation | AED 1,000,000 |
| Repeat violation within 2 years (doubled cap) | AED 2,000,000 |
| Demolition security deposit (refundable) | AED 50,000 |
The Quality and Safety Certificate fees are set by the Executive Council Chairman resolution (Article 21) and are not fixed in the law text. If you choose to demolish instead of certifying, a refundable security deposit of AED 50,000 is required.
What Is the Process for Obtaining the Certificate?
The process involves submitting a Technical Report to Dubai Municipality. After initial approval, you have 6 months to submit the full Technical Report, with a possible extension of up to 2 years on request. Once the report is approved, occupants must vacate the building within 3 months if demolition is required.
- Engage a DM-registered Engineering Firm to prepare the Technical Report.
- Submit the Technical Report to Dubai Municipality within 6 months of initial approval.
- If needed, request an extension of up to 2 years.
- Upon approval, if demolition is required, occupants have 3 months to vacate.
- If opting for demolition, pay the AED 50,000 security deposit and demolish within 1 year to get it refunded.
What Happens If You Violate the Law?
Violations of Law 3 of 2026 can result in fines ranging from AED 100 to AED 1,000,000. Repeat violations within 2 years double the fine, up to AED 2,000,000. The law also allows for grievances to be filed within 30 days of any decision.
Every effort has been made to produce an accurate and complete English version of this legislation. However, for the purpose of its interpretation and application, reference must be made to the original Arabic text. In case of conflict, the Arabic text will prevail.
How Wasleen Approvals Can Help
Navigating Law 3 of 2026 Dubai can be complex. Wasleen Approvals specializes in building compliance and can manage the entire certificate process for you. Our experts ensure your Technical Report meets all requirements, from engineering firm selection to submission and follow-up.
Contact us today to avoid fines and ensure your building is compliant. We provide tailored solutions for owners, possessors, and management entities. Visit our Dubai Building Quality Safety Certificate page for more details.
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Frequently Asked Questions
The certificate is required for buildings that are at least 20 years old, as determined by the Completion Certificate date. The owner, legitimate possessor, or the Jointly Owned Property Management Entity under Law No. (6) of 2019 must apply. Buildings under 20 years old are not immediately affected.
Fines range from AED 100 to AED 1,000,000 per violation. Repeat violations within 2 years double the fine, up to a cap of AED 2,000,000. The exact per-violation amounts are pending the Executive Council Chairman resolution.
For buildings under 40 years old, the certificate is valid for 10 years. For buildings 40 years or more, it is valid for 5 years. The validity period is determined by the building's age at the time of certification.
You need a Technical Report prepared by a DM-registered Engineering Firm, covering structural integrity, cladding, electrical/mechanical installations, and Civil Defence compliance. You also need the Completion Certificate date, engineering firm classification, and ownership proof. Laboratory test results may be required from an EIAC-accredited lab.
Yes, you can opt for demolition instead of certifying. You must pay a refundable security deposit of AED 50,000, and the building must be demolished within a grace period of up to 1 year to get the deposit refunded.
The compliance deadline is 1 year from the effective date of the law, which is 60 days after Official Gazette publication. This deadline is extendable. It is crucial to act promptly to avoid fines.
You can file a grievance within 30 days of any decision made by the relevant authority. The appeal process is outlined in the law, and it is advisable to seek professional assistance to ensure your appeal is properly filed.
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