Who to call for a roof leak in Dubai (landlord, developer, insurer, contractor)

Decision tree: start here

Answer these in order.

1. Is anyone at risk? Water near lights or sockets, or a sagging ceiling? Switch off that circuit. Keep people clear.
2. Do you rent? Contact the landlord or agent in writing today. Attach photos. Ask for an inspection and repair timeline.
3. Do you own, and is the villa still under developer / DLP cover? Report to the developer (and snagging / customer care channel) in writing with photos and dates.
4. Is the roof or terrace common property under your OA? Follow your building or community process. Copy the facility manager.
5. Owner, outside warranty, private roof? Call a licensed waterproofing contractor for a proper inspection. Guessing from the ceiling stain alone wastes money.
6. Do you have home or contents insurance? Notify the insurer early if your policy may respond. Ask what evidence they need. Do not wait until repairs erase the damage trail.

If you are unsure which bucket you fall into, still document first, then ask the managing agent or developer which desk handles roof leaks.

What to do before you call anyone

1. Make it safe. Power off near the wet area.
2. Collect water. Buckets, towels, move valuables.
3. Document. Photos and short video of every stain, with date and time. Roof overview and nearest drain if safe to access.
4. Do not let anyone drill weep holes or pour random sealant.
5. Write one clear message: address, villa number, when it started raining, when the drip started, rooms affected, and that you request inspection and repair.

More on first response: water leaking from the ceiling when it rains and villa roof leaking after rain.

If you are a tenant

• Your tenancy contract usually sets who repairs structural and waterproofing items. In practice, roof leaks are often a landlord matter, but read your contract.
• Notify in writing (email or the portal the agent uses). Keep screenshots.
• Ask for: site visit date, who will inspect the roof, and temporary protection if rain is forecast again.
• You can still take photos and clear drains if the landlord agrees and it is safe. Do not commission major roof works without written approval unless your contract says otherwise.
• If progress stalls, ask the agent which dispute or RERA channel applies to your tenancy. General information only.

If you own and the villa is under DLP or developer warranty

• Defects liability period (DLP) and developer snagging processes vary by project and contract. Do not assume a roof leak is automatically covered. Check the handover pack and sale agreement.
• Report early, in writing, with photos. Late notice makes claims harder.
• Ask in writing: is the roof under DLP or a separate waterproofing warranty? Who attends: developer team or nominated contractor?
• Keep a log of calls and emails.
• For jointly owned property and statutory developer duties, rules differ. Dubai Law No. 27 of 2007 has been cited for developer liability periods on structural elements and installations. Whether your leak falls under any statutory or contractual cover depends on the facts. Not legal advice. More context: how long roof waterproofing lasts.

If an owners association or facility manager is involved

• Some villa communities treat certain roofs, terraces or drainage as common areas. Others put the villa roof firmly on the owner.
• Check your OA / community rules or ask the facility manager in writing: "Is this roof private or common?"
• If common: follow their work-order process. Still keep your own photos.
• If private: you choose the contractor, subject to any NOC or approved-vendor rules. We handle community permits where required. See roof waterproofing.

When to call your insurer

• Review the policy: building vs contents, storm vs gradual seepage, excess and exclusions.
• Notify promptly if a claim is possible. Ask whether they need a contractor report or moisture evidence.
• Do not discard damaged materials until the insurer says you may.
• An insurer payout (if any) does not replace finding the roof entry point. You still need a proper repair.

When to call a waterproofing contractor (Sorento)

Call a contractor when:

• You own the villa and you are outside developer / DLP cover
• The landlord or developer asks you to get an independent inspection quote
• You need the source found, not another coat of ceiling paint
• Spot repair or full waterproofing is clearly your cost

What Sorento does

• Free roof inspection: thermal imaging, moisture readings, photo report
• Clear recommendation: spot repair vs full overlay
• Spot repairs from our AED 3,000 minimum when one detail is the problem
• Full system from AED 249/m² excl. VAT, 48-hour flood test where practicable, 10-year written warranty by Sorento
• Get a range with the estimator, then a fixed quote after inspection

Owner outside warranty? Book a free roof inspection and get a fixed written quote. Prefer WhatsApp? Send ceiling and roof photos via contact. Book now →