Roof leaks and your warranty: developer, defects period, who pays

Start here: three questions

1. Is the villa still under developer cover? Check handover date, SPA and snag/DLP letters.
2. Are you the owner or the tenant? Reporting paths differ.
3. Do you already have a contractor waterproofing warranty? Serial certificate, dates and exclusions matter.

Answer those before you pay for a full re-waterproofing out of pocket.

Developer defects liability period (DLP)

Developers commonly give a defects liability period after handover. Public guides and Dubai industry practice often describe:

• About one year for defective installations (MEP and similar), from handover (or from the completion certificate if handover was refused)
• Longer cover for structural parts under jointly owned property rules (often discussed as 10 years from the completion certificate under Dubai Law No. 6 of 2019 Art. 40 for structural defects)

Your exact window is in your sale and purchase agreement (SPA) and handover documents, not in a blog. Duration and scope vary by project.

Practical steps if you are still in DLP

1. Photograph every stain, drip and roof detail. Date the files.
2. Report in writing to the developer (email or portal). Keep the ticket number.
3. Ask for a site visit and a written plan, not a verbal "we'll look after the rain".
4. Do not accept a patch that hides evidence without finding the entry point.
5. If refused or delayed: note the dates and seek advice (RERA routes or a property lawyer, depending on the case).

Whether waterproofing or a ceiling leak counts as an "installation" defect, a structural defect or something else depends on the facts. We cannot decide that for you.

Statutory / decennial liability (general)

UAE civil law has long set a 10-year liability for collapse and defects that threaten the stability or safety of a building. From 1 June 2026 that sits in Article 821 of the new Civil Transactions Law (Federal Decree-Law No. 25 of 2025), formerly Article 880 of the 1985 code. Claim time limits also apply (often discussed as three years from discovery).

For jointly owned property in Dubai, Dubai Law No. 6 of 2019 Art. 40 and the earlier framework under Law No. 27 of 2007 Art. 26 are often cited for developer duties on structural elements and installations.

A typical ceiling drip after rain is not automatically "structural". Some roof failures might be argued that way. Many are not. Document the facts first.

Landlord and tenant (Dubai)

If you rent in Dubai, Law No. (26) of 2007 regulating the relationship between landlords and tenants is the main public reference. Article 16 (as published and commonly summarised) says: unless the parties agree otherwise, the landlord is responsible during the tenancy for maintenance and remedying defects that affect the tenant's intended use of the property.

In plain terms:

• Roof leaks that stop normal use of rooms usually sit with the landlord, unless your tenancy contract shifts that duty.
• Tenants should still report in writing, keep photos and avoid unapproved DIY that could breach the tenancy.
• Minor / routine tenant make-good is a different category from a failing roof membrane.

Disputes can go through Dubai's rental dispute process. Again: read your Ejari contract and get advice if needed. Not legal advice.

When developer / landlord cover ends

Cover ends. Then the owner (or the party named in the contract) pays for investigation and repair.

That is where a contractor waterproofing warranty matters: a written promise from the firm that rebuilt the roof, separate from developer DLP.

What a useful contractor warranty includes

Sorento issues a 10-year written warranty by Sorento with serial certificate and QR, backed by measured DFT and a 48-hour flood test where practicable. It is a contractor warranty, not a Henkel manufacturer warranty. Details: warranty.

Who usually acts in which case

How Sorento helps without replacing your lawyer

We are a licensed waterproofing contractor, not a law firm.

What we can do:

• Free roof inspection: thermal imaging, moisture readings, photo report
• Fixed quote in writing for spot repair or full overlay
• The Sorento Roof System from AED 249/m² excl. VAT, with measured DFT, 48-hour flood test where practicable, and a 10-year written warranty by Sorento

What we cannot do:

• Decide whether your developer or landlord "must pay"
• Interpret your SPA or tenancy contract as legal advice
• File RERA or court claims for you

Use our report as technical evidence you can attach to an email to a developer, landlord or insurer. Then choose the commercial path that matches your cover.

See roof waterproofing, how long waterproofing lasts and warranty checklist, estimator, or book an inspection.

Need clarity on the leak itself? Book a free roof inspection and get a photo report you can send to a developer, landlord or insurer. Book now →