Who is responsible for cracked patio tiles in Dubai rentals?« Back to Previous Page

We've lived in our villa in Al Barsha for a year, and the landlord is saying the cracked tiles on the patio are our responsibility to fix because we have a garden. I thought the building's structure was his job to maintain, especially since the cracks seem to be from the ground settling. Who is actually responsible for repairing these external tiles according to Dubai Municipality's rental rules?
Posted by Krzysztof Van Dijk
Asked on March 9, 2026 2:07 pm
Based on Dubai Municipality's rental regulations and Law No. 26 of 2007, the responsibility for maintenance is typically divided between structural and non-structural repairs. Cracked external patio tiles fall into a grey area that often depends on the root cause.

Generally, the landlord is responsible for the villa's main structure, including the foundation and slab. If the tile cracks are a direct result of structural settlement or movement of the building itself—which is not uncommon in areas like Al Barsha due to soil conditions—then the repair is unequivocally the landlord's obligation. However, if the damage is deemed superficial, such as from impact, improper installation, or specific tenant use (e.g., heavy garden pots being dragged), the tenant may be liable.

The crucial factor is determining the origin. Superficial hairline cracks might be cosmetic, but significant, spreading cracks that follow a pattern often indicate a underlying structural issue. You should formally notify your landlord in writing and request a professional inspection. A certified building surveyor can assess whether the cracks are cosmetic or structural, providing a definitive report for the Dubai Rental Dispute Centre if needed.

For a proper assessment to determine liability, we recommend a professional inspection. You can reach our specialists for a consultation at 800-MOLDS (800-66537) or via email at hello@saniservice.com.
Posted by Sani Admin
Answered on March 11, 2026 3:01 am