If you own a building in Dubai, facade inspection requirements have changed significantly. Law No. 3 of 2026 now mandates a Quality and Safety Certificate for most buildings, including an assessment of facade integrity. If you have not yet reviewed how this affects your property, it is important to do so promptly.
Dubai’s Law No. 3 of 2026 requires most buildings, including those in free zones, to obtain a Quality and Safety Certificate through inspection by an accredited engineering firm, with facade integrity as one of the assessed systems. Abu Dhabi regulates facade safety differently, through its building code and the OSHAD-SF framework, rather than a single certificate law.
Below is essential information for building owners in both emirates.
Why 2026 Changed the Rules in Dubai
Law No. 3 of 2026 establishes a unified requirement. All buildings in Dubai, including those in free zones such as DIFC, must obtain a Quality and Safety Certificate after a technical inspection by a licensed engineering office or consultancy. The certificate is valid for 10 years for buildings under 40 years old and 5 years for those 40 years or older, resulting in more frequent inspections for older properties.
This is not a one-time requirement. Owners must continue to perform maintenance and address technical defects regardless of certificate status.
What the Inspection Actually Covers
The physical inspection looks at structural elements, fire safety systems, electrical installations, plumbing, elevators and escalators, facades, and common areas. Before the site visit, the assigned engineering office also reviews existing building plans, prior completion certificates, and past maintenance or inspection records to establish a baseline.
For facades, the inspection includes evaluating the condition of the cladding, sealant degradation, panel fixings, signs of corrosion, and weather-related wear, rather than only assessing appearance from street level.
How the Process Works
- Application. The building owner submits an inspection request through Dubai Municipality’s online portal or the Dubai REST app.
- Engineer assignment. The owner selects an accredited engineering office from Dubai Municipality’s list, which included approximately 45 firms as of early 2026, with further growth anticipated.
- Document review. The engineering office examines existing drawings, completion certificates, and maintenance history.
- Physical inspection. An on-site assessment covers the systems listed above, facades included.
- Certificate issuance or remediation. Compliant buildings receive the certificate. Buildings with identified defects are issued a remediation order with a specified timeframe for correction.
What Happens If Your Building Fails
Non-compliance follows a structured escalation process: a formal notice is issued, a cure period is granted, and a follow-up inspection determines if the defect has been resolved. If not, the case may escalate to penalties, a stop-work order, or, in severe cases, evacuation or closure of the building. The framework is intended to provide owners with a clear opportunity to address issues before they become hazardous, provided action is taken within the specified timeframe.
Abu Dhabi’s Approach Is Different
Abu Dhabi hasn’t introduced an equivalent single certificate law. Facade safety is governed by the Abu Dhabi Building Code and the OSHAD-SF framework, which address working at height and facade access safety, including requirements for companies that clean or maintain building exteriors. Abu Dhabi Municipality has also historically required facade cleaning and maintenance companies to hold a specific maintenance license, with the equipment they use, scaffolding in particular, subject to regular inspection by approved technical inspection bodies.
If you own property in Abu Dhabi, do not assume Dubai’s certificate requirement applies. Confirm your current obligations with the relevant municipal authority, as the two emirates have different regulations. Facade Maintenance Guide
Why This Matters for ACP and Cladding Specifically
A facade inspection involves more than verifying that panels are attached. Inspectors increasingly consider core type as a factor in facade risk, so older buildings with combustible PE-core ACP may receive greater scrutiny than those with non-combustible or fire-retardant cores. Fire-Rated ACP Civil Defence Approval Guide
Dubai vs Abu Dhabi at a Glance
| Aspect | Dubai | Abu Dhabi |
| Governing framework | Law No. 3 of 2026 | Abu Dhabi Building Code and OSHAD-SF |
| Certificate required | Quality and Safety Certificate | No single equivalent certificate |
| Validity period | 10 years (under 40 yo) or 5 years (40+ yo) | Not applicable in the same form |
| Facade-specific focus | Assessed as part of full building inspection | Addressed via access, cleaning, and maintenance licensing |
Checklist Before Your Inspection
- Confirm your building’s age and which certificate validity period applies.
- Gather existing architectural drawings, completion certificates, and past maintenance records.
- Select an accredited engineering office from the current Dubai Municipality list.
- Conduct a preliminary facade walkthrough to catch obvious issues before the official inspection.
- Address known cladding, sealant, or corrosion issues proactively rather than waiting for a remediation order.
- Keep documentation of any repairs or maintenance for the inspection record.
FAQ
Do all buildings in Dubai need a facade inspection now?
Under Law No. 3 of 2026, most buildings in Dubai, including those in free zones, must obtain a Quality and Safety Certificate, and facade integrity is one of the systems assessed during that inspection.
How often do I need to renew Dubai’s Quality and Safety Certificate?
Every 10 years for buildings under 40 years old, and every 5 years for buildings 40 years or older.
What happens if my building fails the facade portion of the inspection?
You’ll receive a remediation order with a set timeframe to fix the issue, followed by a follow-up inspection. Ignoring it can escalate to penalties or a stop-work order.
Does Abu Dhabi require the same certificate as Dubai?
No. Abu Dhabi regulates facade safety through its building code and the OSHAD-SF framework rather than a single certificate law, so requirements differ from Dubai’s.
Preparing for an Inspection or Fixing What It Finds
Whether you require a facade assessment before your Dubai inspection or need repairs after an issue is identified, addressing it correctly the first time helps avoid further scrutiny. Contact Leskor and we will assist you in staying compliant.
