In his capacity as the Ruler of Dubai, His Highness 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 Law introduces a comprehensive regulatory framework designed to enhance the safety, structural integrity, and long-term sustainability of buildings across the emirate. As Dubai continues to expand its urban landscape and real estate market, the Law aims to ensure that both new and existing buildings are subject to consistent safety oversight, regular maintenance, and periodic technical assessment.
A central feature of the Law is the introduction of a mandatory Quality and Safety Certificate, issued following technical inspections conducted by licensed engineering offices. Through this certification regime, the Law seeks to strengthen preventative building management practices, reduce safety risks, and enhance transparency regarding the condition and maintenance of buildings throughout Dubai.
The Law applies to all buildings across Dubai, including those located within private development zones and free zones such as the Dubai International Financial Centre, regardless of whether they were constructed before or after the enactment of the Law.
Objectives of the Law
The Law aims to ensure the quality, safety, and sustainability of buildings in Dubai by:
- maintaining the structural integrity and operational safety of buildings;
- ensuring regular maintenance and proper management of building systems;
- enhancing occupant comfort and safety;
- reducing accidents and protecting lives and property; and
- preserving the architectural and urban identity of the emirate.
The legislation reflects Dubai’s continued focus on strengthening governance of the built environment and maintaining high standards across its rapidly developing real estate sector.
Scope of Application
The provisions of the Law apply to:
- building owners and property developers;
- owners of units in jointly owned properties governed by Law No. (6) of 2019 on Joint Property Ownership in Dubai;
- building management entities;
- licensed engineering offices responsible for inspections and technical reports; and
- contractors responsible for construction and maintenance works.
The Law applies to all buildings in Dubai, including those located in private development zones and free zones.
Mandatory Quality and Safety Certificate
A central feature of the Law is the introduction of a Quality and Safety Certificate for buildings. Under the Law, a certificate may only be issued after a licensed engineering office or consultancy conducts a comprehensive inspection and technical assessment of the building’s structural and technical condition.
The inspection evaluates several aspects of the building, including:
- structural integrity;
- mechanical and electrical systems;
- safety infrastructure; and
- the overall technical condition of the building.
A certificate will only be issued once the building meets the technical and safety standards prescribed by the Law.
Validity and Renewal of Certificates
The validity period of the Quality and Safety Certificate depends on the age of the building:
- Ten (10) years for buildings that are less than 40 years old from the date of their completion certificate; and
- Five (5) years for buildings that are 40 years old or older.
Certificates may be renewed for similar periods, subject to the conditions and procedures issued by the Chairman of the Executive Council of Dubai.
Responsibilities of Building Owners
The Law imposes several compliance obligations on building owners, including:
- appointing a licensed engineering office to conduct the building inspection and prepare the required technical report;
- obtaining a Quality and Safety Certificate following completion of the building;
- carrying out periodic maintenance, particularly for buildings less than 20 years old;
- rectifying any structural or technical defects identified during inspections;
- allowing inspections by the competent authorities; and
- facilitating repair works necessary to ensure the safety of the building and surrounding properties.
Building owners are required to continue maintaining the building even after obtaining the certificate, ensuring ongoing compliance with safety standards.
Responsibilities of Engineering Offices and Building Management
The Law also establishes responsibilities for:
- licensed engineering offices, which must carry out inspections and prepare technical reports in accordance with the Law; and
- building management entities, which must ensure the proper operation and maintenance of building systems.
Engineering offices and contractors remain responsible for fulfilling their obligations under applicable laws and professional regulations.
Regulatory Oversight
The implementation and supervision of the Law are primarily entrusted to Dubai Municipality.
The Municipality will:
- develop and operate a digital building management system;
- maintain a unified database of buildings across Dubai;
- conduct periodic building inspections and assessments;
- establish sustainability and safety standards;
- investigate incidents and implement corrective measures;
- regulate materials and modern technologies used in buildings; and
- manage a digital portal for monitoring building safety compliance.
The Law also defines the roles of authorities supervising construction and development activities in Dubai, including those responsible for private development zones and free zones.
Tenant Rights in Demolition Scenarios
Where a building is approved for demolition, the tenant protection provisions under Law No. (26) of 2007 regulating landlord–tenant relations in Dubai, as amended, will apply. Tenants who vacate a property due to demolition or major structural repairs will have priority rights to return to the building following reconstruction or completion of maintenance works, at the same rental value agreed in their original lease unless otherwise agreed by both parties.
Enforcement and Penalties
Violations of the Law or its implementing decisions may result in administrative penalties ranging from AED 100 to AED 1,000,000. Repeat violations within two years may result in fines doubled up to AED 2,000,000.
Authorities may also impose administrative measures including:
- suspension of building permits;
- suspension of transactions or approvals related to the building with government or private entities, including the Dubai Land Department; and
- suspension of lease certification for units within the building until violations are rectified.
The imposition of administrative penalties does not prevent further civil or criminal liability where applicable.
Right of Appeal
Any person affected by a decision, action, or administrative measure issued under the Law may submit a written appeal to the Director General of Dubai Municipality or the relevant authority within 30 days from the date of notification. An appeal committee will review the appeal and issue its decision within 30 days, and the committee’s decision will be final
Enforcement Support
The competent authority may seek assistance from government entities, including law enforcement authorities, to ensure effective implementation of the Law and compliance with its provisions.
Transitional Compliance Period
Building owners, contractors, and engineering offices must comply with the provisions of the Law within one year from its effective date. The Chairman of the Executive Council of Dubai may extend this compliance deadline if necessary.
Implementing Regulations
The Director General of Dubai Municipality and relevant authorities will issue implementing decisions and procedures necessary for the application of the Law, except for matters reserved to the Chairman of the Executive Council of Dubai.
Entry into force
The Law will be published in the Official Gazette and will enter into force 60 days after its publication. Any provisions in other legislation that conflict with the Law are annulled to the extent of such conflict.