Dubai Issues New Law to Ensure Building Safety and Quality

In his capacity as the Ruler of Dubai, Sheikh Mohammed bin Rashid Al Maktoum, Vice President and Prime Minister of the United Arab Emirates, has issued Law No. (3) of 2026 aimed at improving the quality, safety and sustainability of buildings across Dubai.

The new law applies to all buildings in Dubai, including those located in private development zones and free zones such as the Dubai International Financial Centre. The provisions cover buildings constructed both before and after the law comes into force.

Aim of the New Law

The law aims to ensure that buildings in Dubai maintain strong structural integrity and receive regular maintenance. It also focuses on improving the safe operation of building systems, enhancing occupant comfort, reducing accidents, protecting lives and property, and preserving Dubai’s urban identity.

Role of Dubai Municipality

Under the law, Dubai Municipality will oversee the implementation of building safety and quality standards. The authority will develop a digital building management system, maintain a unified database of buildings, and conduct regular inspections and assessments.

Dubai Municipality will also set sustainability standards, regulate construction materials, investigate incidents, enforce corrective measures and promote the use of modern building technologies. Additionally, it will manage a digital portal for building services and records.

Quality and Safety Certificate Requirement

The law introduces a Quality and Safety Certificate, which must be issued after a licensed engineering office conducts a full inspection of the building’s structural and technical condition.

Building owners are required to obtain this certificate after construction is completed and must fix any defects identified during inspections. The certificate confirms that the building meets all safety and technical requirements.

Responsibilities of Building Owners

According to the law, building owners — including unit owners governed by Dubai’s joint property ownership regulations — must:

• Hire a licensed engineering office to inspect the building and prepare a technical report

• Carry out regular maintenance, especially for buildings less than 20 years old

• Repair any defects that could threaten structural safety or surrounding properties

• Allow authorities to conduct inspections and facilitate necessary repair work

• Continue maintenance even after receiving the Quality and Safety Certificate

Certificate Validity

The validity of the Quality and Safety Certificate depends on the building’s age:

• 10 years for buildings less than 40 years old

• 5 years for buildings 40 years or older

The certificate can be renewed for similar periods based on procedures set by the Chairman of the Executive Council of Dubai.

Rules for Demolition and Tenants

If a building is approved for demolition, the tenant eviction rules under Law No. (26) of 2007 on landlord-tenant relations in Dubai will apply. Tenants who vacate the property will have priority to return to the building after reconstruction or major repairs.

They will also be allowed to return at the same rental value stated in their previous lease, unless both parties agree to new terms.

Penalties for Violations

Violations of the law can result in fines ranging from AED100 to AED1,000,000. Repeat offences within two years may lead to fines of up to AED2,000,000.

Authorities may also take additional administrative measures such as:

• Suspending building permits

• Halting transactions related to the building

• Stopping lease certification for units until violations are resolved

These penalties do not prevent further civil or criminal legal action if necessary.

Appeal Process

Anyone affected by a decision or action under the law can submit a written appeal within 30 days to the Director General of Dubai Municipality or the relevant authority. A special committee will review the appeal and issue a final decision within another 30 days.

Implementation Timeline

Building owners, contractors and engineering offices must comply with the new law within one year of its effective date. The Chairman of the Executive Council may extend this deadline if needed.

The law will be published in the Official Gazette and will come into effect 60 days after publication, while detailed implementation decisions will be issued by the Director General of Dubai Municipality or other relevant authorities.