Black mold in AC: landlord or building responsible?« Back to Previous Page

That visible growth and the damp smell indicate a significant mold colony, which is a known trigger for the headaches you're experiencing and a genuine concern for your toddler's health. In Dubai's climate, continuous AC operation creates constant condensation, making the dark, damp interior of ducts a prime environment for mold if not properly maintained.

Responsibility typically falls to the property owner (your landlord), as the AC unit and its dedicated ducts servicing your apartment are usually part of the leased premises. The building management is generally responsible for the central chilled water system and the main ventilation shafts that serve the entire building.

Your first step is to immediately document everything with clear, time-stamped photos and videos of the mold growth inside the duct and on the insulation. Formally notify your landlord in writing (email is best for a paper trail), describing the health symptoms and attaching the evidence. Cite Dubai Law No. 26 of 2007, which regulates the relationship between landlords and tenants and implies the landlord's responsibility to provide a habitable property free of health hazards.

Simultaneously, inform the building management. While the ductwork is likely the landlord's responsibility, they may need to coordinate access or investigate if the issue originates from a central plant or a leak from another unit. For a case this severe with health symptoms, insist on a professional mold inspection. The inspector can identify the species and moisture source, and their independent report will provide the concrete evidence needed to compel swift action from either party. Do not attempt to clean this yourself, as disturbing it will release a large number of spores into your apartment's air.