In his capacity as Ruler of Dubai, His Highness Sheikh Mohammed bin Rashid Al Maktoum, Vice President and Prime Minister of the UAE, has issued Law No. (3) of 2026 regulating the quality and safety of buildings in Dubai.
The law applies to all buildings across the emirate, including those located in private development zones and free zones such as the Dubai International Financial Centre (DIFC), regardless of whether they were constructed before or after the law’s enactment.
Ensuring safer and sustainable buildings
The new legislation aims to enhance the quality, safety, and sustainability of buildings in Dubai by ensuring structural integrity, regular maintenance, and the safe operation of building systems. It also seeks to improve occupant comfort, reduce accidents, protect lives and property, and preserve Dubai’s urban landscape.
Role of Dubai Municipality
Under the law, Dubai Municipality will oversee the implementation of building safety standards. Its responsibilities include developing a digital building management system, maintaining a unified database of buildings, and carrying out periodic assessments to ensure compliance.
The municipality will also set sustainability standards, regulate building materials, promote the use of modern technologies in construction and maintenance, investigate building-related incidents, and implement measures to safeguard lives and property.
Mandatory Quality and Safety Certificate
A key provision of the law is the requirement for buildings to obtain a Quality and Safety Certificate, which will only be issued after a licensed engineering office conducts a comprehensive inspection and technical assessment of the building’s structural and technical condition.
The law also defines the responsibilities of authorities supervising construction activities in Dubai, including Dubai Municipality and regulators overseeing private developments and free zones.
Responsibilities of building owners
Building owners, including unit owners governed by Law No. (6) of 2019 on Joint Property Ownership in Dubai, must obtain the Quality and Safety Certificate after construction is completed and address any defects identified during inspections.
Owners are also required to:
- Hire a licensed engineering firm to assess the building and prepare a technical report
- Carry out regular maintenance for buildings under 20 years old
- Repair defects that may threaten structural safety, residents, or surrounding properties
- Allow authorities to conduct inspections and perform necessary repairs
Maintenance must continue even after the building obtains its safety certificate.
Certificate validity
The Quality and Safety Certificate will remain valid for 10 years for buildings less than 40 years old from the date of completion, and five years for buildings that are 40 years or older.
Certificates may be renewed for similar periods, according to procedures to be determined by a decision from the Chairman of the Executive Council of Dubai.
Rules for demolition and tenant rights
If a building is approved for demolition, the provisions outlined in Law No. (26) of 2007 regulating landlord–tenant relations in Dubai will apply.
Tenants who vacate the building under such circumstances will have priority to return after reconstruction or major maintenance, at the same rental value stated in their original lease, unless otherwise agreed by both parties.
Penalties for violations
Violations of the law or related decisions may result in fines ranging from Dh100 to Dh1 million. Repeat offences within two years may lead to fines doubling to a maximum of Dh2 million.
Authorities may also impose administrative measures such as suspending building permits, halting government or private transactions related to the building, and stopping lease certification procedures until violations are resolved.
Appeals and enforcement
Anyone subject to a decision or administrative action under the law may submit a written appeal within 30 days to the Director General of Dubai Municipality or the relevant authority. A designated committee will review the appeal and issue a final decision within 30 days.
Authorities may also seek assistance from government entities, including the police, to enforce the law when required.
Implementation timeline
Building owners, contractors, and engineering offices must comply with the law within one year of its effective date, although the Chairman of the Executive Council of Dubai may extend the deadline if necessary.
The law will be published in the Official Gazette and will come into effect 60 days after publication, with any conflicting provisions in other laws annulled.
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