His Highness Sheikh Mohammed bin Rashid Al Maktoum, the Ruler of Dubai, 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 new law applies to all buildings across the emirate, including those in private developments and free zones such as the Dubai International Financial Centre, regardless of whether they were built before or after the law’s enactment.
The law aims to enhance building safety, quality, and sustainability by ensuring structural integrity, regular maintenance, and safe system operations. It also seeks to improve occupant comfort, reduce accidents, protect lives and property, and preserve Dubai’s urban identity.
Under the law, Dubai Municipality will oversee building safety by creating a digital building management system, maintaining a unified database, conducting periodic inspections, setting sustainability standards, and enforcing safety measures. The municipality will also regulate building materials, investigate incidents, oversee maintenance, promote modern technologies, and manage the digital building portal.
Building inspection requirements
The law also outlines the roles of authorities supervising construction in Dubai, including those responsible for private developments and free zones such as the Dubai International Financial Centre.
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A Quality and Safety Certificate will be issued only after a licensed engineering firm conducts a comprehensive inspection of a building’s structural and technical condition.
Building owners, including unit owners under Law No. (6) of 2019 on Joint Property Ownership in Dubai, must obtain the certificate after completion, fix any identified defects, and follow the procedures set by authorities.
Owners must hire licensed engineering firms to prepare technical reports, conduct regular maintenance for buildings under 20 years old, and repair any defects that could threaten structural safety, lives, or nearby buildings. They must also allow inspections and continue maintenance even after receiving the certificate.
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The certificate will be valid for 10 years for buildings under 40 years old and 5 years for buildings aged 40 years or more, with renewals allowed under conditions set by the Executive Council of Dubai.
If a building is approved for demolition, tenant eviction rules under Law No. (26) of 2007 on Regulating the Relationship between Landlords and Tenants in the emirate will apply. Tenants who vacate will have priority to return after reconstruction or repairs at the same rent, unless both parties agree otherwise.
Dubai law breach penalties
Violations of the law can result in fines ranging from $27.23 (AED 100) to $272,259.90 (AED 1,000,000). Repeat offences within two years may see fines doubled to $544,519.80 (AED 2,000,000).
Authorities may also suspend building permits, halt transactions or approvals, and stop lease certifications for units with entities including the Dubai Land Department until violations are resolved. Fines or administrative actions do not prevent civil or criminal liability, and engineering offices or contractors remain legally responsible for their obligations.
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Appeals process explained
Anyone affected by a decision under the law may file a written appeal within 30 days to Dubai Municipality’s Director General or the relevant authority. A committee will review the appeal within 30 days, and its ruling will be final. Authorities may also request support from government entities, including the police, which must provide assistance when required.
Implementation deadline
Building owners, contractors, and engineering firms must comply within one year of the law taking effect. The deadline may be extended by the Executive Council of of the emirate, if necessary.
Implementation decisions will be issued by the Director General of Dubai Municipality, except those reserved for the Chairman of the Executive Council of Dubai. Any conflicting legal provisions are annulled, and the law will take effect 60 days after publication in the Official Gazette.
