Dubai has enacted a new law governing the quality and safety of all buildings across the emirate, in a move that places obligations on property owners, engineering offices, and building management companies alike.
Sheikh Mohammed bin Rashid Al Maktoum, Vice President and Prime Minister of the UAE and Ruler of Dubai, has issued Law No. (3) of 2026 on the quality and safety of buildings in the emirate of Dubai.
The law applies to all buildings in Dubai, including those in private development zones and free zones such as the Dubai International Financial Centre, regardless of whether they were built before or after its enactment.
Dubai issues landmark building safety law covering all properties across the emirate
The legislation seeks to ensure the quality, safety, and sustainability of buildings in Dubai by maintaining structural integrity, supporting regular maintenance, and enabling the safe operation of all systems.
It also aims to enhance occupant comfort, reduce accidents, protect lives and property, and preserve the emirate’s urban identity.
Under the law, Dubai Municipality takes on responsibility for building safety and quality across the emirate. Its duties include developing a digital management system, maintaining a unified building database, and conducting periodic assessments.
The authority is also tasked with setting sustainability standards, overseeing maintenance, investigating incidents, applying corrective actions, promoting modern technologies, regulating materials, and managing a digital building portal.
The law defines the roles of all authorities overseeing construction in Dubai, including those supervising private developments and free zones such as the Dubai International Financial Centre.
What Is Dubai’s new building safety certificate and who needs one?
A central feature of the law is the introduction of a Quality and Safety Certificate. This may only be issued after a licensed engineering office or firm has carried out a full inspection and assessment of a building’s structural and technical condition, in line with the law’s provisions and related procedures.
The certificate is valid for ten years for buildings that are less than 40 years old from the date of their completion certificate. For buildings aged 40 years or older, the certificate is valid for five years. Both may be renewed for similar periods, with conditions and procedures for renewal to be set by a decision of the Chairman of the Executive Council of Dubai.
The law sets out a range of duties for building owners, including unit owners under Law No. (6) of 2019 on Joint Property Ownership in Dubai. Owners must obtain a Quality and Safety Certificate after a building’s completion, ensure any defects identified during inspections are corrected, and comply with procedures set by the relevant authority.
Owners are required to hire a licensed engineering office to assess the building and prepare a technical report for the certificate. They must also carry out periodic maintenance for buildings under 20 years old and address any defects that pose a threat to structural safety, lives, property, or surrounding buildings. Owners must permit authority inspections, allow repair works to proceed, and continue maintenance obligations even after obtaining the certificate.
The law also defines the responsibilities of building management and engineering offices, and sets rules for authority inspections.
Those who violate the law or its decisions face fines ranging from AED100 to AED1,000,000. Repeat offences committed within two years are subject to doubled fines of up to AED2,000,000.
Relevant authorities may also suspend building permits, halt transactions or approvals related to the building with government or private entities – including the Dubai Land Department – and stop lease certifications for units in the building until violations are corrected.
The imposition of fines or administrative measures does not prevent civil or criminal liability, and engineering offices or contractors remain responsible for fulfilling their legal obligations.
Tenants get priority right to return after demolition under Dubai’s new building law
Where a building is approved for demolition, the law applies the rules for vacating tenants set out in Law No. (26) of 2007 on Regulating the Relationship between Landlords and Tenants in Dubai and its amendments.
Tenants who vacate under this law are given priority to return to the building following reconstruction or the completion of maintenance and repairs, at the same rental value agreed in their original lease, unless both parties agree otherwise.
Anyone subject to a decision, action, or measure under the law may submit a written appeal to the Municipality’s Director General or relevant authority within 30 days of being notified. A committee will resolve the appeal within 30 days, and its decision is final.
Building owners, contractors, and engineering offices must comply within one year from the law’s effective date. The Chairman of the Executive Council of Dubai may extend this deadline if necessary.
The Director General of Dubai Municipality or the relevant authority will issue decisions required to implement the law, with the exception of those reserved for the Chairman of the Executive Council of Dubai.
Any provisions in other laws that conflict with this law are annulled. The law will be published in the Official Gazette and will take effect 60 days after publication.
