AC leak and black mold: landlord or tenant responsibility?« Back to Previous Page

Based on the UAE Civil Code, specifically Federal Law No. (5) of 1985, the responsibility for maintenance of the property's structure, including the central air conditioning system and the resulting damage to the walls, falls squarely on the landlord. The AC unit is a fixture of the property, and a leak constitutes a failure of a core structural system. The black spots you describe are almost certainly microbial growth, a direct result of the moisture intrusion from the leaking AC unit.

The persistent humidity and high temperatures in Dubai create an ideal environment for mold, especially Stachybotrys chartarum (black mold), when a moisture source like an AC leak is present. This is not a superficial cleaning issue; the mold has likely penetrated the porous wall material.

Your immediate action should be to formally notify your landlord or property management company in writing, with photographs, detailing the issue and citing the leak as the cause. Do not attempt to clean it yourself with bleach, as this can exacerbate spore release and will not address the root moisture problem. For a proper resolution, the AC leak must be repaired first, followed by a professional mold assessment to determine the extent of colonization within the wall. Remediation will involve containment, removal of affected materials, antimicrobial treatment, and HEPA vacuuming before repainting can occur.

For a certified inspection and a detailed report that can be presented to your landlord, I strongly recommend contacting our specialists at Saniservice. We can identify the exact species and provide a scope of work for proper remediation. Call us at 800-MOLDS (800-66537) or email hello@saniservice.com to schedule an assessment. This professional documentation will be crucial in ensuring your landlord fulfills their legal obligation to rectify the issue at their cost before your lease renewal.