Dubai ruler issues law on building quality and safety, UAE

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Dubai ruler issues law on building quality and safety, UAE

March 10, 2026

DUBAI,— Sheikh Mohammed bin Rashid Al Maktoum, Vice President and Prime Minister of the United Arab Emirates and Ruler of Dubai, has issued Law No. 3 of 2026 addressing building quality and safety standards throughout the emirate, the Government of Dubai Media Office said in a statement.

The legislation applies to all buildings in Dubai, including those in private development areas and free zones such as the Dubai International Financial Centre.

The law applies to existing buildings and future construction projects alike.

The legislation seeks to guarantee quality, safety and sustainability across Dubai’s building stock through maintained structural integrity, regular upkeep and safe system operations.

Additional objectives include enhanced occupant comfort, accident reduction, protection of lives and property, and preservation of the emirate’s urban character.

Under the new framework, Dubai Municipality bears responsibility for building safety and quality assurance.

The agency will develop a digital management platform, maintain a centralized building database, conduct periodic evaluations, establish sustainability benchmarks, and implement protective measures for structures, lives and property.

Additional duties include maintenance oversight, incident investigation, corrective action application, promotion of contemporary technologies, materials regulation, and digital building portal management.

The legislation outlines responsibilities for construction oversight entities operating in Dubai, including Dubai Municipality and authorities governing private developments and free zones such as the Dubai International Financial Centre.

The law mandates that Quality and Safety Certificates can only be granted following comprehensive inspections and assessments conducted by licensed engineering offices or firms evaluating structural and technical conditions in compliance with legal provisions and related procedures.

Dubai ruler issues law on building quality and safety — Dubai, UAE. Photo: Creative Commons/Syed Rehan Raza Naqvi/pexels

Building owners, including unit owners under Law No. 6 of 2019 concerning Joint Property Ownership in Dubai, must secure Quality and Safety Certificates upon building completion.

The law also states owners must rectify defects identified during inspections and adhere to procedures established by relevant authorities.

The legislation requires building owners to engage licensed engineering offices for building assessments and technical report preparation for Quality and Safety Certificates.

Owners must perform periodic maintenance on buildings under 20 years of age and address defects threatening structural safety, lives, property or neighboring structures.

Property owners must permit authority inspections, facilitate repair operations, and maintain ongoing upkeep following certificate acquisition. The law delineates building management and engineering office responsibilities while establishing rules for authority inspections verifying certification requirements are met.

Quality and Safety Certificates remain valid for 10 years for buildings less than 40 years old from completion certificate issuance, and five years for structures aged 40 years or more.

Certificates may be renewed for comparable periods, with renewal conditions and procedures determined through decisions issued by the Chairman of The Executive Council of Dubai.

When buildings receive demolition approval, tenant evacuation rules from Law No. 26 of 2007 on Regulating the Relationship between Landlords and Tenants in Dubai and its amendments apply.

Tenants vacating under this provision receive priority to return following reconstruction or maintenance completion at original lease rental values unless both parties agree otherwise.

Violations of the law or its decisions carry fines ranging from AED 100 to AED 1,000,000 ($28-$272,250). Repeat violations occurring within two years face doubled penalties reaching AED 2,000,000 ($544,588).

Relevant authorities may suspend building permits, halt transactions or approvals with government or private entities, including the Dubai Land Department, and stop lease certifications for building units until violations are corrected.

Fine imposition or administrative measures do not preclude civil or criminal accountability for violators, and engineering offices or contractors remain responsible for legal obligations.

The law permits anyone affected by decisions, actions or measures under this legislation to submit written appeals to the Municipality’s Director General or relevant authority within 30 days of notification.

A committee will resolve appeals within 30 days, with decisions being final.

The legislation authorizes the competent authority to request assistance from government bodies, including police, who must provide prompt support.

Building owners, contractors and engineering offices must achieve compliance within one year from the law’s effective date. The Chairman of The Executive Council of Dubai may extend this deadline when necessary.

The Director General of Dubai Municipality or relevant authority issues implementation decisions for the law, excluding those reserved for the Chairman of The Executive Council of Dubai.

Provisions in other laws conflicting with this legislation are nullified. The law will be published in the Official Gazette and becomes effective 60 days following publication.

Dubai city, UAE. Photo: Creative Commons/Lloyd Alozie/pexels

A clear summary of the main obligations for building owners:

1. Obtain a Quality and Safety Certificate

After the building is completed, the owner must obtain a Quality and Safety Certificate.
This certificate can only be issued after a full inspection by a licensed engineering office.

2. Hire a Licensed Engineering Office

The owner must appoint a licensed engineering office or firm to:
- Assess the building’s structural and technical condition.
- Prepare a technical report required for the certificate.

3. Correct Identified Defects

If inspections identify defects or safety risks, the owner must:
- Repair or correct them.
- Ensure the building does not threaten lives, property, or nearby buildings.

4. Carry Out Periodic Maintenance

Owners must perform regular maintenance, especially for buildings under 20 years old.
Maintenance must continue even after the certificate is issued.

5. Allow Authority Inspections

Owners must permit inspections by the relevant authorities (e.g., Dubai Municipality).
They must also facilitate repair works if required.

6. Renew the Quality and Safety Certificate

Certificate validity:
- 10 years for buildings less than 40 years old.
- 5 years for buildings 40 years or older.
Owners must renew the certificate periodically following authority procedures.

7. Comply Within the Required Timeframe

Building owners must comply with the law within one year from its effective date (unless extended by the Executive Council).

Possible Penalties for Non-Compliance

If the owner does not comply:

Fines from AED 100 to AED 1,000,000.
Repeat violations may reach AED 2,000,000.
Authorities may also:
- Suspend building permits.
- Stop government transactions related to the building.
- Suspend lease certifications.

In short: Building owners must inspect, certify, maintain, repair, and periodically renew safety certification for their buildings, while allowing government oversight.

(With files from Government of Dubai Media Office)