Mould, Damp and Pests in a Dubai Rental: Who Pays and What to Do

It is one of the most common complaints from Dubai tenants: a black patch appears behind the wardrobe, a wall stays damp no matter what you do, or bed bugs and cockroaches return a week after every spray. The landlord says it is your fault, or simply stops replying. This guide sets out what Dubai law actually says, and the order of steps that gets the problem fixed without putting your tenancy at risk.

What the law says

Three articles of Dubai Law No. 26 of 2007 do most of the work:

• Article 15: the landlord must hand over the property "in good condition, which allows the Tenant full use" as stated in the contract. An apartment that already had mould or an infestation when you moved in was not handed over in good condition.
• Article 16: unless the parties agree otherwise, the landlord is responsible during the tenancy for maintenance works and for "repairing any defect or damage that may affect the Tenant's intended use" of the property.
• Article 21: at the end, you return the property in the condition you received it, "except for ordinary wear and tear or for damage due to reasons beyond the Tenant's control."

Put simply: if the cause is the building or the unit, it is the landlord's job. If the cause is how the unit was used, it may be yours.

Mould and damp: find the cause first

Responsibility follows the cause, so the cause is what you need to establish.

• Usually the landlord's: a leaking pipe inside the wall, failed bathroom waterproofing, water coming from the unit above, a blocked or badly fitted AC condensate drain, chiller or duct condensation, cracked external walls.
• Possibly yours: surface mould in a bathroom that is never ventilated, drying laundry indoors with windows sealed, furniture pushed flat against a cold wall in a unit with no underlying defect.

A repeat pattern is a strong clue. Mould that returns in the same spot after cleaning almost always has a water source behind it, and that is a defect of the property.

Bed bugs, cockroaches and other pests

Pests are where most arguments start, because both sides can plausibly blame the other.

• Present at move-in, or reported within the first days: strong case that the property was not handed over in good condition (Article 15).
• Spreading through the building (neighbours report the same, pests come from shafts or common areas): a building problem for the landlord and building management. You can also report it to Dubai Municipality on 800900.
• Clearly introduced by the tenant (for example after second-hand furniture arrived), or routine minor upkeep your contract assigns to you: likely your cost.

Whoever pays, treatment should be done by a pest control company approved by Dubai Municipality, and you should keep the service report. It is evidence either way.

Check your contract, but know its limits

Article 16 begins "unless otherwise agreed", so read your maintenance clause. Many contracts assign minor maintenance under a set amount to the tenant. A clause like that does not normally make you responsible for a hidden leak, failed waterproofing or a building-wide infestation, and a clause cannot make an unfit property fit. If the contract is silent, the Article 16 default applies: the landlord maintains.

Do not withhold rent

This is the mistake that turns a maintenance complaint into an eviction case. Under Article 25(1)(a), non-payment is a ground for eviction. Do not stop a cheque or deduct repair costs from rent unless the landlord has agreed in writing or the Rental Disputes Centre (RDC) has ordered it. Pay, document, and escalate.

The steps that work

1. Document it today. Dated photos and video, close-ups and wide shots, plus damaged belongings. For pests, keep a sample or clear photos.
2. Report it in writing. Email or WhatsApp to the landlord or agent: what, where, since when, and a request to fix it within a reasonable period (for example 7 to 14 days). Verbal calls leave no trail.
3. Report building issues to management too. Leaks from above, shafts and common-area pests are often the owners' association or building management's responsibility, and their report helps you prove the cause.
4. Get an independent opinion if the cause is disputed. A maintenance company's written report stating the cause (for example "leak from the concealed pipe in the shared wall") is powerful evidence.
5. Send a formal notice. If nothing happens, a formal notice citing Article 16 and a deadline shows the RDC you gave the landlord a fair chance. Our maintenance notice generator drafts one in English and Arabic.
6. File at the RDC. The Rental Disputes Centre can order repairs and award compensation. The filing fee is 3.5% of annual rent (minimum AED 500, maximum AED 20,000). Estimate it with the RDC fee calculator.

Protect your deposit at move-out

If mould or pest damage was never fixed, do not let it come out of your security deposit. Keep the full paper trail (your reports and the landlord's non-response) and hand it over with your move-out photos. Under Article 21, damage from causes beyond your control is not your responsibility.

Related Resources

• Landlord Maintenance Obligations in Dubai
• AC Repair and Maintenance: Who Pays?
• Move-Out Photo Evidence That Protects Your Deposit
• How to File at the Rental Disputes Centre