Dubai’s Law No. (3) of 2026 sets requirements for building safety, inspections and maintenance. For buyers and owners, the practical questions are the building’s age, its condition and who is responsible for the required work.
A Law That Applies Across All Buildings
One of the most significant aspects of the legislation is its scope. The new law applies to all buildings across Dubai, including those located in private development zones and free zones such as the Dubai International Financial Centre.
The regulation also covers both existing buildings and new developments, meaning that properties constructed before the law’s introduction must also comply with its standards.
This broad application reflects Dubai’s strategy of maintaining consistent quality standards across the entire real estate ecosystem rather than limiting regulation to new projects alone.
Dubai Municipality Takes Central Role
Implementation of the law will be led by Dubai Municipality, which has been tasked with overseeing building safety across the emirate.
The authority will establish a digital management system designed to monitor building conditions and maintenance requirements. This system will include a unified database covering properties across the city, allowing authorities to track inspections, structural assessments, and maintenance compliance more effectively.
Dubai Municipality will also conduct periodic building evaluations, regulate construction materials, investigate structural incidents, and promote the adoption of modern building technologies.
The New Quality and Safety Certificate
At the centre of the legislation is the introduction of a mandatory Quality and Safety Certificate.
This certificate will only be issued after a licensed engineering office completes a comprehensive inspection assessing the building’s structural and technical condition. The evaluation ensures that properties meet the required safety standards before being approved for occupancy or continued operation.
Article 9 requires owners to obtain the certificate after 20 years have elapsed from the building’s completion certificate. Buildings under 20 years still require periodic maintenance. Identified defects must be addressed through the relevant authority’s procedures.
Maintenance Becomes a Legal Responsibility
The new regulation places significant responsibility on property owners to maintain their buildings properly over time.
Owners must hire licensed engineering offices to conduct technical assessments and prepare reports that support certification. Buildings less than 20 years old must also undergo regular maintenance inspections to ensure that structural components and building systems remain safe.
Defects that could threaten structural integrity, neighbouring properties, or occupant safety must be repaired promptly. Even after obtaining the Quality and Safety Certificate, ongoing maintenance remains mandatory.
Authorities will retain the right to conduct inspections and request repair work whenever necessary.
Certificate Validity and Renewal Rules
The validity of the Quality and Safety Certificate will depend on the age of the building.
Under Article 13, the certificate is valid for 10 years where the building’s completion certificate was issued less than 40 years ago, and five years where it was issued 40 years ago or more. The completion date determines the building’s age; it is not the start date of the safety certificate’s validity.
Certificates can be renewed for similar periods once new inspections confirm the building continues to meet required standards.
This structure ensures that older properties receive more frequent assessments, reducing the risk of structural deterioration over time.
Tenant Protections Included in the Law
The legislation also addresses situations where buildings require demolition, reconstruction, or major maintenance.
Tenants who are required to vacate properties under Dubai’s tenancy regulations will receive priority to return once repairs or reconstruction are completed. Importantly, they may return at the same rental value specified in their original lease unless both parties agree to new terms.
This provision aims to balance property maintenance needs with tenant protection while ensuring housing stability during redevelopment processes.
Heavy Fines for Violations
The new law introduces strict financial penalties for individuals or entities that fail to comply.
Article 16 sets fines from AED 100 to AED 1 million, without prejudice to stricter penalties under other legislation. Repeating the same violation within two years doubles the fine, subject to an AED 2 million cap. The Executive Council determines the violations and their individual fines.
Authorities may also suspend building permits, halt property-related approvals, and block lease certifications until violations are resolved. These measures reinforce the seriousness of the new compliance framework.
One Year for Compliance
Property owners, contractors, and engineering firms will have one year from the law’s effective date to meet the new requirements.
Article 25 specifies commencement 60 days after publication in the Official Gazette. Check the publication date and any implementing decisions before calculating a compliance deadline.
Dubai’s Executive Council may extend the compliance deadline if necessary, depending on how quickly stakeholders adapt to the new regulatory framework.
What to ask before buying
Ask for the completion date, inspection records, outstanding repair notices and the building management’s maintenance plan. Review these alongside the ownership documents and your purchase budget. A location shortlist from our community guides cannot replace checking the individual building.
Comparing homes? Our apartment, townhouse and villa guide can help you narrow the type of property to investigate.
For help with your property search, contact Seven Stones with your budget and preferred areas.
Reviewed 6 October 2026 against the published law. This is a general overview; confirm requirements for your building with the relevant authority. The original Arabic legislation prevails if interpretations differ.
Dubai Legislation Portal — Law No. (3) of 2026, particularly Articles 9, 13, 16, 22 and 25
