Law
No. (3) of 2026
Concerning
the
Quality
and Safety of Buildings in the Emirate of Dubai[1]
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We,
Mohammed bin Rashid Al Maktoum, Ruler of Dubai,
After perusal of:
Law
No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in
the Emirate of Dubai and its amendments;
Law
No. (7) of 2013 Concerning the Dubai Land Department;
Law
No. (27) of 2015 Establishing the Emirates International Accreditation Centre
and its amendments;
Law
No. (1) of 2016 Concerning the Financial Regulations of the Government of
Dubai, its Implementing Bylaw, and their amendments;
Law
No. (12) of 2016 Regulating the Security Industry in the Emirate of Dubai and
its amendments;
Law
No. (6) of 2019 Concerning Ownership of Jointly Owned Real Property in the
Emirate of Dubai;
Law
No. (5) of 2021 Concerning the Dubai International Financial Centre;
Law
No. (16) of 2023 Concerning Urban Planning in the Emirate of Dubai;
Law
No. (4) of 2025 Establishing the Dubai Civil Defence General Command;
Law
No. (7) of 2025 Regulating the Conduct of Contracting Activities in the Emirate
of Dubai;
Law
No. (14) of 2025 Regulating the Practice of Engineering Consultancy Activities
in the Emirate of Dubai;
Decree
No. (22) of 2009 Concerning Special Development Zones in the Emirate of Dubai;
Decree
No. (26) of 2013 Concerning the Rental Dispute Settlement Centre in the Emirate
of Dubai;
Decree
No. (30) of 2017 Extending the Application of the Dubai Development Authority
Planning and Construction Legislation to Certain Land Plots in the Emirate of
Dubai;
Decree
No. (45) of 2021 Concerning the Dubai Building Code;
The
Order of 1961 Establishing the Dubai Municipality;
Local
Order No. (3) of 1999 Regulating Construction Works in the Emirate of Dubai and
its amendments; and
The
legislation establishing and regulating Free Zones in the Emirate of Dubai,
Do
hereby issue this Law.
This
Law will be cited as "Law No. (3) of 2026 Concerning the Quality and
Safety of Buildings in the Emirate of Dubai".
The
following words and expressions, wherever mentioned in this Law, have the meaning
indicated opposite each of them unless the context implies otherwise:
|
Emirate: |
The Emirate of Dubai. |
|
Executive Council: |
The Executive Council of the Emirate of Dubai. |
|
DM: |
The Dubai Municipality. |
|
Director General: |
The Director General of the DM or the official in
charge of the Competent Entity, as the case may be. |
|
Competent Entity: |
An entity legally authorised to regulate, license,
and oversee Construction Works within the zones under its supervision in the
Emirate. This includes the DM and the authorities supervising Special
Development Zones and Free Zones, such as the Dubai International Financial
Centre. |
|
Quality and Safety Certificate: |
A document issued by the Competent Entity confirming
the quality, safety, and suitability for use of a Building, after assessing
its structural condition in accordance with the provisions of this Law and
the resolutions issued in pursuance hereof. |
|
Building: |
An existing building in the Emirate, including the Real
Property Units therein, which was completed at least twenty (20) years before
the date of issuance of the Completion Certificate, or from a date determined
by the Competent Entity where no Completion Certificate is issued. |
|
Completion Certificate: |
A document issued by the Competent Entity certifying
that the Construction Works for a Building are completed in accordance with
the building permit and plans, the Dubai Building Code (DBC), and the
legislation in force in the Emirate. |
|
Owner: |
A natural or legal person in whose name a Building
is registered, whether as owner or legitimate possessor, in accordance with
the legislation in force in the Emirate. This includes the Owner of a Real
Property Unit in a Building governed by the provisions of the above-mentioned
Law No. (6) of 2019. |
|
Engineering Firm: |
A company or sole proprietorship registered in the
DM Register and licensed in accordance with the legislation in force to
practise any of the Engineering Consultancy Activities in the Emirate. |
|
Technical Report: |
The assessment issued by an Engineering Firm, which
includes a Technical Checklist, technical defects of the Building, and
methods for rectifying them. |
|
Contractor: |
A company or sole proprietorship registered in the
DM Register and licensed in accordance with the legislation in force to carry
out any of the Contracting Activities within the Emirate. |
|
Technical Checklist: |
The checklist approved by the DM, containing a set
of items that an Engineering Firm is required to verify when inspecting and
assessing the condition of a Building, for the purpose of meeting the
requirements for obtaining a Quality and Safety Certificate. |
|
Digital Window: |
A unified digital platform developed in the Emirate,
through which applications for Quality and Safety Certificates are received,
considered, and determined, in accordance with the provisions of this Law,
the resolutions issued in pursuance hereof, and the relevant rules prescribed
by the Competent Entity. |
a. The provisions of this Law
apply to all Buildings within the Emirate, including those located in Special
Development Zones and Free Zones, such as the Dubai International Financial
Centre, regardless of whether they were constructed before or after the
effective date of this Law.
b. The Chairman of the
Executive Council may, by a decision he issues in this respect and in
accordance with the controls and rules that he prescribes, exempt any Building
from the provisions of this Law.
This
Law aims to:
1.
enhance the quality and safety
standards of Buildings across the Emirate, ensuring their continued suitability
for use in accordance with the highest construction standards;
2.
preserve the structural integrity of
Buildings and ensure their sustainability, in accordance with approved
technical requirements;
3.
achieve a high level of comfort and
well-being for Occupants of Buildings in the Emirate by periodically verifying
the safe and proper operation of all systems and facilities of Buildings;
4.
minimise the occurrence of accidents
in Buildings and protect lives and property through timely and periodic
maintenance; and
5.
improve the aesthetic appeal and
overall appearance of Buildings in the Emirate, thereby enhancing and
preserving its urban identity.
For
the purpose of achieving the objectives of this Law, the DM will have the
duties and powers to:
1.
develop a comprehensive digital
management and maintenance system for Buildings, including establishing and
updating a unified Building database for the Emirate;
2.
conduct periodic assessments of
Buildings to verify their structural integrity and continued suitability for
use;
3.
adopt and implement unified
standards that enhance the quality of Buildings and ensure their
sustainability;
4.
establish the necessary requirements
and procedures to mitigate Risks related to Building safety and to protect
lives and property;
5.
regulate, in coordination with the
Concerned Entities, the standards and procedures for carrying out periodic
maintenance and repair of Buildings;
6.
investigate Building-related
incidents within the DM's jurisdiction and responsibility, take the necessary
corrective measures to prevent their recurrence, and ensure the highest levels
of safety and security standards;
7.
regulate and promote the use of
modern technologies and innovations in Building assessment and maintenance;
8.
regulate the use of building materials
in the maintenance of Buildings, ensuring safety and extending their lifespan;
9.
establish, manage, and operate a
digital platform containing all Building data in the Emirate, in coordination
with the Competent Entities;
10. hold
conferences and workshops aimed at raising awareness and promoting compliance
with Building safety and quality standards; and
11. exercise
any other duties or powers required for the achievement of the objectives of
this Law, as assigned to it by the Chairman of the Executive Council.
For
the purpose of achieving the objectives of this Law, a Competent Entity will
have the duties and powers to:
1.
provide the DM with all data related
to Buildings under its jurisdiction for the purpose of issuing Quality and
Safety Certificates;
2.
verify the accuracy of Technical
Reports issued by Engineering Firms through on-site inspections of Buildings,
where required for public interest;
3.
issue Quality and Safety
Certificates for Buildings under its jurisdiction through the Digital Window,
after verifying the results of the Building condition assessment contained in
the Technical Report and the Technical Checklist;
4.
estimate, based on available data,
completion dates for Buildings for which no Completion Certificates are issued;
5.
approve the timeframes prescribed
for rectifying technical defects in Buildings, and adjust these timeframes as
deemed appropriate to meet the requirements for issuing Quality and Safety
Certificates; and
6.
exercise any other duties or powers
required for the achievement of the objectives of this Law, as assigned to it
by the Chairman of the Executive Council.
a.
To be issued with a Quality and
Safety Certificate, a Building must be inspected, and a comprehensive analysis
and assessment of its structural condition and any existing technical defects
must be conducted by an Engineering Firm.
b.
The Engineering Firm authorised to
evaluate and analyse the Building's condition for the purpose of issuing a
Quality and Safety Certificate must have a classification category
corresponding to the height of the Building for which the certificate is being
requested, and its classification must not be lower than the threshold
prescribed by the DM in accordance with applicable legislation.
c.
Where the Engineering Firm engages a
technical laboratory to conduct the technical tests required to evaluate the
Building's condition, it must ensure that the laboratory is licensed to operate
in the Emirate and accredited by the Emirates International Accreditation
Centre, and that it conducts the tests in accordance with the technical
standards approved by the DM and the legislation in force in the Emirate.
d.
The Technical Report prepared by the
Engineering Firm after completing the Building condition assessment must
include all the features listed in the Technical Checklist and, in particular,
the following:
1. the structural integrity of the
Building;
2. the integrity of all types of
exterior cladding;
3. the condition of electrical and mechanical
installations in external and common areas;
4. the condition of windows, doors, and
security barriers on the external facades and in common areas;
5. confirmation that the Building meets
the safety and security requirements and procedures specified by the
Directorate General of Civil Defence in the Emirate of Dubai; and
6. confirmation that the Building meets
the requirements for CCTV systems prescribed by the Security Industry
Regulatory Agency.
e.
The DM will periodically review the
Technical Checklist in coordination with the Competent Entities, and will amend
or update it in accordance with the requirements of public interest. Any such
amendments or updates must be published via the Digital Window following
approval by the Director General of the DM.
1.
The Owner will submit an application
for a Quality and Safety Certificate through the Digital Window, specifying the
name of the Engineering Firm to be contracted to assess the Building's
condition.
2.
The Competent Entity will consider
the application, verify that it meets all the approved technical requirements
for the appointment of the Engineering Firm, and issue its initial approval to
commence the assessment of the Building's condition. The applicant will be
granted a period not exceeding six (6) months from the date of the initial
approval to submit the Technical Report prepared by the Engineering Firm. The
Competent Entity may, at the Owner's request, extend this period for up to two
(2) years, after verifying the justifications for granting such an extension,
provided that no potential Risks to life or property arise.
3.
After obtaining initial approval
from the Competent Entity, the Engineering Firm will inspect the Building and
assess its structural condition, based on the Technical Checklist and the items
specified in paragraph (d) of Article (7) of this Law. Where required, the
Engineering Firm will conduct the necessary technical tests through a technical
laboratory and prepare and submit the Technical Report via the Digital Window.
4.
Following the Owner's approval, the
Engineering Firm will propose a timeframe for rectifying the Building's
technical defects and an implementation plan. This plan will be submitted via
the Digital Window for review and approval by the Competent Entity. The
Competent Entity may amend the timeframe for rectifying the technical defects
and the implementation plan as it deems appropriate.
5.
The Owner will appoint a Contractor,
under the supervision of the Engineering Firm, to carry out the work required
to rectify the technical defects identified in the Technical Report.
6.
Once the Contractor has completed
the work required to address all the technical defects in the Building as
outlined in the Technical Report, the Engineering Firm will submit an
application for a Quality and Safety Certificate through the Digital Window.
7.
Upon receiving the application from
the Engineering Firm, as described in paragraph (6) of this Article, the
Competent Entity will conduct a site visit and inspection of the Building,
verify that all technical defects identified in the Technical Report have been rectified,
and issue the Quality and Safety Certificate.
a.
For the purposes of this Law, an
Owner must:
1. obtain a Quality and Safety
Certificate after the lapse of twenty (20) years from the date on which the
Completion Certificate of the Building is issued;
2. comply with the time frames
prescribed by the Competent Entity for rectifying the technical defects
specified in the Technical Report and for obtaining the Quality and Safety
Certificate in accordance with the provisions of this Law and the resolutions
issued in pursuance hereof;
3. contract an Engineering Firm to
evaluate the condition of the Building and issue the Technical Report, in
preparation for obtaining the Quality and Safety Certificate;
4. perform periodic maintenance for any
Building that has been constructed for less than twenty (20) years from the
date of issuance of its Completion Certificate, whether on his own initiative
or upon request by the Competent Entity, and rectify any defects that may pose
a Risk to the structural safety of the Building, the safety of lives and
property therein, and the surrounding Buildings;
5. contract a Contractor, under the
supervision of the Engineering Firm, to implement the works required to rectify
the technical defects identified in the Technical Report;
6. not obstruct the work of the
employees of the Competent Entity when conducting Building inspections for the
purpose of issuing the Quality and Safety Certificate;
7. take the necessary action to secure
vacation of the Building by its Occupants to enable the Contractor to implement
the required works and rectify technical defects in the Building; and
8. fulfil any other obligations
determined pursuant to the relevant resolution of the Chairman of the Executive
Council or the Director General.
b.
Obtaining a Quality and Safety
Certificate will not exempt the Owner from the obligation to perform periodic
maintenance or to rectify any technical defects in the Building in the event of
damage to its structure. Furthermore, the performance of periodic maintenance
prior to obtaining the Quality and Safety Certificate will not exempt the Owner
from the obligation to appoint an Engineering Firm to inspect and evaluate the
condition of the Building and prepare the Technical Report in preparation for
issuing the Quality and Safety Certificate in accordance with the provisions of
this Law and the resolutions issued in pursuance hereof.
a.
The Management Entity, designated in
accordance with the provisions of the above-mentioned Law No. (6) of 2019, will
perform the tasks and duties assigned to the Owner under this Law and the
resolutions issued in pursuance hereof. This includes obtaining the Quality and
Safety Certificate for Buildings that are subject to the provisions of the
above-mentioned Law No. (6) of 2019; and contracting an Engineering Firm and a
Contractor to implement the works required to rectify the technical defects in
the Building as specified in the Technical Report.
b.
The provisions and obligations
imposed on the Owner under this Law and the resolutions issued in pursuance
hereof apply to the Management Entity, without prejudice to the Owner's
liability for the payment of any fees, charges, and any other amounts or
security deposits prescribed under this Law and the resolutions issued in
pursuance hereof in respect of the Quality and Safety Certificate, or to the
Owner’s responsibility to monitor the Management Entity’s performance of the
tasks and duties assigned to the Owner pursuant to this Law and the resolutions
issued in pursuance hereof.
c.
The Director General of the Dubai
Land Department will issue the resolutions necessary to implement the
provisions of this Article, including the resolutions ensuring the Management
Entity’s compliance with the provisions of this Law, the resolutions issued in
pursuance hereof, and other legislation in force in the Emirate.
For
the purposes of this Law, an Engineering Firm must:
1.
prepare the Technical Report
accurately and comprehensively, including the technical items set out in
paragraph (d) of Article (7) of this Law, and refrain from delegating its
preparation to any other Engineering Firm;
2.
ensure that the technical laboratory
engaged by the Engineering Firm conducts all technical tests in accordance with
the technical rules and standards approved by the DM in this regard;
3.
verify that the Contractor has
rectified all technical defects in the Building in accordance with the
Technical Report and recognised engineering specifications and standards, and
confirm that the Building meets all requirements for obtaining the Quality and
Safety Certificate in accordance with this Law, the resolutions issued in
pursuance hereof, and other legislation in force in the Emirate;
4.
not make any amendments to the
information and data contained in the Technical Report after submission through
the Digital Window without first obtaining the approval of the Competent Entity;
5.
inspect and evaluate the condition
of the Building in accordance with recognised engineering standards and the
legislation in force in the Emirate, provide a neutral technical opinion
regarding the technical defects therein, and determine whether the Building may
be issued with the Quality and Safety Certificate; and
6.
fulfil any other obligations
determined pursuant to the relevant resolution of the Chairman of the Executive
Council or the Director General.
a.
For the purpose of implementing the
provisions of this Law, employees of the Competent Entity will have the
authority to enter Buildings to inspect their structural condition and verify
compliance with the requirements prescribed for the issuance of the Quality and
Safety Certificate in accordance with the provisions of this Law and the
resolutions issued in pursuance hereof.
b.
Occupants of a Building must comply
with the procedures and requirements necessary for the implementation of this
Law. In particular, they must:
1. enable the employees of the
Competent Entity to enter Buildings to evaluate their technical and structural
condition;
2. not obstruct the Owner, the
Engineering Firm, or the Contractor in the execution of the works required to
rectify technical defects identified in the Technical Report for the purpose of
obtaining the Quality and Safety Certificate; and
3. vacate Buildings within three (3)
months from the date of the Competent Entity’s approval of the Technical
Report, where the report indicates that the performance of maintenance works
and the rectification of technical defects are required as prerequisites for
obtaining the Quality and Safety Certificate.
c.
Where an Occupant fails to vacate
the Building within the time frame specified in sub-paragraph (b)(3) of this
Article, the Owner may take the necessary measures for eviction through
judicial channels. The Rental Dispute Settlement Centre must consider the
eviction claim on a summary basis, and its decision in respect of the claim
must provide for immediate enforceability.
a.
The validity period of a Quality and
Safety Certificate will be as follows:
1. ten (10) years for Buildings whose
Completion Certificates were issued less than forty (40) years ago; and
2. five (5) years for Buildings whose
Completion Certificates were issued forty (40) years ago or more.
b.
The validity period of the Quality
and Safety Certificate referred to in paragraph (a) of this Article will be
renewable for the same period. The conditions and procedures for renewing the
Quality and Safety Certificate will be determined by a relevant resolution of
the Chairman of the Executive Council.
a.
An Owner will be exempt from
obtaining a Quality and Safety Certificate in either of the following cases:
1. where the Competent Entity decides
to demolish the Building due to serious technical defects in its structure and
potential risks to lives and property; or
2. where the Owner wishes to demolish
the Building without commencing the procedures for obtaining the Quality and
Safety Certificate. In this case, the Competent Entity may, after inspecting
the Building and ensuring there are no potential risks to lives and property,
grant the Owner a grace period not exceeding one (1) year from the date on
which the approval of the demolition is issued to demolish the Building.
b.
For an Owner to demolish a Building
pursuant to sub-paragraph (a)(2) of this Article, he must provide a refundable
cash security deposit in the amount of fifty thousand dirhams (AED 50,000). If
the time frame prescribed by the Competent Entity expires without the Owner
demolishing the Building, the security deposit will be forfeited, unless the
Owner proves that the delay was due to circumstances beyond his control. In
such case, the Competent Entity may grant the Owner an additional grace period
not exceeding six (6) months to demolish the Building.
c.
Forfeiture of the security deposit
pursuant to paragraph (b) of this Article will not exempt the Owner from the
requirement to obtain the Quality and Safety Certificate in accordance with the
provisions of this Law and the resolutions issued in pursuance hereof.
a.
Where demolition is approved, the
provisions prescribed for the eviction of Tenants stipulated in the
above-mentioned Law No. (26) of 2007 will apply to the vacation of the Building
by its Occupants.
b.
An Occupant who vacates a Building
in accordance with the provisions of this Law will have priority to return to
that Building after its reconstruction or the completion of maintenance works
and rectification of technical defects, at the same Rent agreed upon in the
Lease Contract concluded between him and the Owner prior to vacation, unless
the parties agree otherwise.
a.
Without prejudice to any stricter
penalty stipulated in any other legislation, a Person who violates this Law or
the resolutions issued in pursuance hereof will be punished by a fine of not
less than one hundred dirhams (AED 100) and no more than one million dirhams
(AED 1,000,000). The Chairman of the Executive Council will determine, pursuant
to the relevant resolution issued by him, the acts that constitute violations
and the fines to be imposed on violators.
b.
Upon repetition of the same
violation within two (2) years from the date of the previous violation, the
amount of the fine referred to in paragraph (a) of this Article will be
doubled. A fine must not exceed two million dirhams (AED 2,000,000).
1.
suspension
of the issuance or renewal of building permits for the Owner in respect of the
Building subject of the violation, until the violation is remedied; or
2.
suspension
of consideration of, or rejection of, any applications relating to the Building
that is the subject of the violation, submitted to Government Entities or
private entities, including the suspension of the attestation of Lease
Contracts for Real Property Units in that Building, for a period determined by
the Competent Entity in coordination with the Dubai Land Department.
d.
Imposing the administrative
penalties and measures referred to in this Article will not prejudice any
applicable civil or criminal liability.
e.
The provisions of this Article apply
without prejudice to any administrative penalties or measures imposed on an
Engineering Firm or a Contractor in accordance with the legislation regulating
the practice of Engineering Consultancy Activities or Contracting Activities,
should the Engineering Firm or Contractor breach any of their obligations under
the provisions of this Law and the resolutions issued in pursuance hereof.
The
Competent Entity employees nominated pursuant to a resolution of the Director
General will, each within his own powers, have the capacity of Law Enforcement
Officers to record the acts committed in breach of the provisions of this Law
and the resolutions and instructions issued in pursuance hereof. For this
purpose, they may enter construction sites and Buildings and issue the
necessary violation reports, provided that they comply with the provisions and
rules prescribed by the legislation in force concerning entry into private
residences and the sanctity thereof.
A
Competent Entity will not be liable to third parties for any damage sustained
by them or by their Buildings, structures, or property, as a result of the
exercise of its duties and powers under this Law and the resolutions issued in
pursuance hereof, unless such damage is proven to have resulted from fault on
the part of the Competent Entity or its subordinates.
Any
affected party may submit to the Director General a written grievance against
any decision, procedure, or measure taken against him in accordance with this
Law and the resolutions issued in pursuance hereof, within thirty (30) days
from the date of being notified of the contested decision, procedure, or
measure. The grievance will be determined, within thirty (30) days of its
submission, by a committee formed by the Director General for this purpose; and
the decision issued by the committee on the grievance will be final.
For
the purposes of implementing the provisions of this Law and the resolutions
issued in pursuance hereof, a Competent Entity may seek assistance from the
concerned Government Entities in the Emirate, including police personnel. Upon
request, such entities must provide prompt support and assistance to the
Competent Entity.
a.
In return for the issuance of
Quality and Safety Certificates and the provision of related services, the
Competent Entity will collect the fees prescribed by a resolution of the
Chairman of the Executive Council.
b.
The revenues collected by the DM
pursuant to this Law will be paid to the Public Treasury of the Government of
Dubai.
All
Owners, Contractors, and Engineering Firms to whom the provisions of this Law
apply must comply with its provisions within one (1) year from the date on
which this Law comes into force. The Chairman of the Executive Council may,
where necessary, extend this grace period for the same period.
With
the exception of the resolutions which the Chairman of the Executive Council is
authorised to issue under this Law, the Director General will issue the
resolutions required for implementing the provisions of this Law.
Any
provision in any other legislation will be repealed to the extent that it
contradicts the provisions of this Law.
This
Law will be published in the Official Gazette and will come into force sixty (60)
days after the date of its publication.
Mohammed bin Rashid Al-Maktoum
Ruler of Dubai
Issued in Dubai on 27 February 2026
Corresponding
to 10 Ramadan 1447 A.H.
©2026 The Supreme Legislation Committee in the
Emirate of Dubai
[1]Every effort has been made to produce an
accurate and complete English version of this legislation. However, for the
purpose of its interpretation and application, reference must be made to the
original Arabic text. In case of conflict, the Arabic text will prevail.