Sheikh Mohammed bin Rashid Issues Law on Quality and Safety of Buildings

Dubai, UAE: 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 on the quality and safety of buildings in the emirate of Dubai.

The provisions of the Law apply to all buildings across Dubai, including those located within private development zones and free zones such as the Dubai International Financial Centre, whether constructed before or after the Law’s enactment.

The legislation aims to ensure the quality, safety and sustainability of buildings across the emirate by safeguarding structural integrity, enforcing regular maintenance and supporting the safe operation of building systems. It also seeks to enhance occupant comfort, reduce accidents, protect lives and property, and preserve Dubai’s urban identity.

Under the Law, Dubai Municipality is responsible for overseeing building safety and quality. Its duties include developing a digital management system, maintaining a unified building database, conducting periodic building assessments and establishing sustainability standards. The authority will also implement measures to safeguard buildings, regulate construction materials, investigate incidents and manage a digital building portal to support compliance.

The Law also outlines the responsibilities of authorities supervising construction activities in Dubai, including Dubai Municipality and those overseeing private developments and free zones such as the Dubai International Financial Centre.

A central provision of the legislation requires the issuance of a Quality and Safety Certificate. This certificate will only be granted after a licensed engineering office or firm conducts a comprehensive inspection assessing the building’s structural and technical condition in accordance with the Law’s requirements.

Building owners, including unit owners covered under Law No. (6) of 2019 on Joint Property Ownership in Dubai, are required to obtain a Quality and Safety Certificate after completion of the building. They must also address any defects identified during inspections and comply with the procedures established by the relevant authority.

The Law requires building owners to appoint a licensed engineering office to conduct building assessments and prepare the technical report required for certification. Owners must also carry out periodic maintenance for buildings under 20 years old and remedy any defects that could affect structural safety or endanger occupants, neighbouring properties or surrounding buildings.

Owners are also required to allow inspections by authorities, facilitate necessary repair works and continue regular maintenance even after receiving certification.

The validity of the Quality and Safety Certificate is determined by the age of the building. Buildings less than 40 years old will receive a certificate valid for 10 years from the date of their completion certificate, while buildings aged 40 years or older will receive certificates valid for five years. The certificate may be renewed for similar periods according to procedures established by the Chairman of The Executive Council of Dubai.

The Law also clarifies procedures for buildings approved for demolition. In such cases, tenant eviction will follow the provisions of Law No. (26) of 2007 regulating the relationship between landlords and tenants in Dubai and its subsequent amendments. Tenants who vacate under these circumstances will have priority to return to the property after reconstruction or maintenance works are completed, at the same rental value stated in their original lease, unless otherwise agreed by both parties.

Violations of the Law or its implementing decisions may result in fines ranging from USD 27 (AED100) to USD 272,000 (AED1,000,000). Repeat violations within two years may lead to doubled fines of up to USD 544,000 (AED2,000,000).

Authorities may also suspend building permits, halt transactions or approvals related to the property with government or private entities, including the Dubai Land Department, and suspend lease certifications for units within the building until violations are rectified.

The Law also states that administrative penalties do not prevent further accountability under civil or criminal law. Engineering offices and contractors remain responsible for fulfilling their legal obligations.

Individuals or entities subject to a decision or administrative action under the Law may file a written appeal with the Director General of Dubai Municipality or the relevant authority within 30 days of notification. A designated committee will review the appeal and issue a final decision within 30 days.

Authorities may also seek assistance from other government bodies, including the police, which must provide immediate support when requested.

Building owners, contractors and engineering offices are required to comply with the Law within one year of its effective date. The Chairman of The Executive Council of Dubai may extend this deadline if necessary.

Implementation decisions will be issued by the Director General of Dubai Municipality or the relevant authority, except for those specifically reserved for the Chairman of The Executive Council.

Any provisions in existing legislation that conflict with this Law are annulled. The Law will be published in the Official Gazette and will come into force 60 days after publication.