Dubai: In his role as the Ruler of Dubai, His Highness Sheikh Mohammed bin Rashid Al Maktoum, who also serves as Vice President and Prime Minister of the UAE, has introduced Law No. (3) of 2026 focusing on the quality and safety of buildings in the emirate of Dubai. The law is applicable to all buildings across 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 the law's enactment.
According to Emirates News Agency, the newly issued law aims to ensure the quality, safety, and sustainability of buildings throughout Dubai. This will be achieved by maintaining structural integrity, ensuring regular maintenance, and supporting the safe operation of all systems. The law also seeks to enhance occupant comfort, minimize accidents, protect lives and property, and preserve the emirate's urban identity.
The law assigns Dubai Municipality the responsibility of ensuring building safety and quality. This includes developing a digital management system, maintaining a unified building database, conducting periodic assessments, setting standards for sustainability, and implementing measures to safeguard buildings, lives, and property. The municipality will also oversee maintenance, investigate incidents, apply corrective actions, promote modern technologies, regulate materials, and manage the digital building portal.
The law clearly outlines the roles of authorities overseeing construction in Dubai, including Dubai Municipality and authorities supervising private developments and free zones such as the Dubai International Financial Centre. A Quality and Safety Certificate must be issued only following a comprehensive inspection and assessment by a licensed engineering office or firm, adhering to the law's provisions and related procedures.
Building owners, including unit owners under Law No. (6) of 2019 on Joint Property Ownership in Dubai, are required to obtain a Quality and Safety Certificate after the building's completion. They must correct any defects identified in inspections and follow procedures set by the relevant authority. Building owners are also mandated to hire a licensed engineering office to assess the building, prepare a technical report for the Quality and Safety Certificate, conduct periodic maintenance for buildings under 20 years old, and address any defects threatening structural safety, lives, property, or surrounding buildings.
The validity of the Quality and Safety Certificate is set at 10 years for buildings less than 40 years old from the date of their completion certificate, and five years for buildings 40 years or older. The certificate can be renewed for similar periods, with conditions and procedures for renewal determined by a decision issued by the Chairman of The Executive Council of Dubai (TEC).
In cases where a building is approved for demolition, the rules for vacating tenants, as set out in Law No. (26) of 2007 on Regulating the Relationship between Landlords and Tenants in Dubai and its amendments, will apply. Tenants who vacate under this law have priority to return to the building after reconstruction or completion of maintenance and repairs, at the same rental value agreed in their original lease, unless otherwise agreed by both parties.
Violators of the law or its decisions face fines ranging from AED100 to AED1,000,000, with repeat offenses within two years subject to doubled fines up to AED2,000,000. Relevant authorities may also suspend building permits, stop transactions or approvals related to the building with government or private entities, including the Dubai Land Department, and halt lease certifications for units in the building until the violations are corrected.
The law allows anyone subject to a decision, action, or measure under this law to submit a written appeal to the Municipality's Director General or relevant authority within 30 days from being notified. A committee will resolve the appeal within 30 days, and its decision is final. The law permits the competent authority to seek assistance from government bodies, including the police, who must assist promptly.
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 the Dubai Municipality or relevant authority issues decisions to implement the law, except those reserved for the Chairman of TEC. Any conflicting provisions in other laws are annulled, and the law will be published in the Official Gazette, taking effect 60 days after publication.
Source: Emirates News Agency