(Credit - Khaleej Times)
Dubai Rental Modifications: Get Written Approval Before You Start
Dubai tenants cannot change a rented unit without the landlord’s permission. Under Dubai’s landlord and tenant law (Law No. 26 of 2007, as amended), a tenant may not make changes, or carry out restoration or maintenance work, without the landlord’s approval and any approvals needed from the authorities. Bayut cites this as Article 19, and Article 23 adds that tenants should not remove improvements when leaving unless the parties agreed otherwise. In practice, get that approval in writing before any work begins.
What Counts as a Modification
The definition is broader than most tenants expect. Drilling, repainting in a different colour, changing floor tiles, fitting built-in wardrobes or fixed shelving, altering plumbing or electrical points, removing internal doors or partitions, and adding any fixed fixture all go beyond normal wear and tear. Work agreed with the landlord, or restoration that is customary for tenants, is treated differently.
| Change | Without written consent | With written consent |
|---|---|---|
| Repainting walls | Landlord can demand restoration at your cost | Finish and reinstatement terms are documented |
| Built-in wardrobes | Removal cost can be charged against your deposit | Scope, materials and contractor are pre-approved |
| Changing floor tiles | Dispute risk at move-out | Reinstatement duty, or a waiver, is in writing |
| Electrical or plumbing changes | Safety liability plus a reinstatement claim | Contractor details and sign-off are on file |
What Is at Stake
- Deposit deductions: unauthorised changes are a common reason for a landlord to deduct restoration costs from the security deposit.
- Eviction: a landlord may seek eviction before the lease ends if the tenant uses the property illegally or causes damage that endangers it, or breaches the contract and does not fix it within 30 days of written notice.
- Building rules: in shared-ownership buildings, management may need to approve work separately from the landlord.
What to Do
Tenants: before any work, message your landlord with the planned change, the materials, the contractor and whether you will reinstate the unit at move-out. Wait for a written reply. A signed addendum to the tenancy contract is stronger than a chat message. Keep photos, receipts and approvals, and check your Ejari-registered contract for clauses on alterations.
Landlords: use the tenancy contract to state which works are allowed, which need approval and what reinstatement is expected. Record the unit’s condition at handover with dated photos and a signed inventory.
If you cannot agree on costs or deductions, the Rental Dispute Settlement Centre handles rental disputes in Dubai. Our tenancy contract checklist covers what to check before you sign.
Frequently asked questions
Is a chat message enough as landlord approval?
Get a written reply before any work starts. A signed addendum to the tenancy contract is stronger than a chat message, and you should keep photos, receipts and approvals.
Do I have to remove improvements when I leave?
Article 23 says tenants should not remove improvements when leaving unless the parties agreed otherwise. Put the reinstatement duty, or a waiver, in writing.
Where to go next
- Dubai tenancy contract checklist
- DEWA move-in: documents and deposit
- How to negotiate a Dubai rent renewal
- Dubai FlexiRent eligibility
