Short answer: The short version of who pays for flooring replacement landlord or tenant UAE readers ask about: landlords generally pay for replacement caused by normal wear and tear or age, while tenants pay for damage they caused beyond normal use. The tenancy contract and the move-in condition report decide most real disputes. Note: this article is general information only and is not legal advice; for a specific dispute, consult a qualified legal professional in the UAE.
Who pays for flooring replacement landlord or tenant UAE: wear and tear vs damage
Almost every flooring dispute between landlords and tenants in the UAE comes down to one distinction: was this normal wear and tear, or was it damage?
Normal wear and tear is the gradual deterioration that happens through ordinary living. Floor finishes dulling in the main walkway after two years, slight colour fading near sunny windows, small scuffs from normal furniture use. This is the landlord’s responsibility. A floor simply gets older, and replacing a worn-out floor is part of owning a rental property, the same as repainting between tenancies.
Damage is harm beyond what ordinary living causes. Large scratches from dragging furniture without protection, burns, stains from neglected spills, chips from dropped heavy objects, pet damage to a floor in a no-pets unit. When the tenant caused the damage, the cost of repair typically falls on the tenant, often deducted from the security deposit.
The grey area, and where most arguments happen, is in the middle. Is a scratched hallway after three years with two large dogs “normal use” or “damage”? There is no universal answer, which is why documentation matters so much.
What your tenancy contract says
In Abu Dhabi and across the UAE, the tenancy contract is the first document anyone looks at in a dispute. Many contracts include a maintenance clause that divides responsibilities, sometimes with a threshold (for example, minor maintenance under a certain amount being the tenant’s responsibility and major maintenance being the landlord’s).
Read your contract before the dispute, not during it. Look for clauses about flooring, maintenance obligations, and the condition the unit must be returned in. Some contracts state the unit must be returned in the same condition as received, fair wear and tear excepted. That single phrase, “fair wear and tear excepted,” does a lot of work in these disagreements.
If you are a landlord writing a new contract, being specific about flooring helps both sides. State the flooring type, note its condition, and attach dated photos. Vague contracts produce disputes; specific ones prevent them.
The move-in condition report: your best protection
The single most useful document in any flooring dispute is the condition report from move-in day, with dated photos of every room’s floor. In practice, many Abu Dhabi tenancies start without one, and that absence hurts whoever needs to prove the floor’s original condition.
Tenants: photograph every room’s flooring on the day you receive the keys, including close-ups of any existing scratches, stains, or damage. Send the photos to the landlord or agent by email so there is a timestamp. If the floor is already worn, say so in writing. Without this, you can be blamed at move-out for damage that was there before you arrived.
Landlords: do the same from your side, and have the tenant sign the report. A signed, photo-documented condition report turns most deposit disputes into five-minute conversations instead of five-week arguments.
Common scenarios and how they usually play out
The floor was already old at move-in. If laminate was curling at the edges or tile was cracked when the tenant arrived, its eventual replacement is the landlord’s cost. A tenant cannot be charged for the natural end of a floor’s life.
The tenant’s washing machine leaked and ruined the laminate. Water damage from the tenant’s appliance or negligence is typically the tenant’s responsibility. This is one reason landlords increasingly choose waterproof flooring for rentals; it removes an entire category of dispute. See our guide to the best flooring for rental apartments in Abu Dhabi.
Scratches from normal furniture over two years. Usually classed as wear and tear, hence the landlord’s responsibility, unless the contract says otherwise or the damage is clearly excessive.
Pet damage in a pet-friendly unit. This depends on the contract. If pets were allowed, some level of pet wear is arguably part of the agreed use, but severe damage (deep scratches across every room, urine damage to subfloors) is generally treated as tenant damage. Landlords who allow pets often take a higher deposit or specify pet clauses for exactly this reason.
The tenant wants an upgrade, not a repair. If the floor is fine but the tenant simply wants a nicer one, that is the tenant’s project and the tenant’s cost, and it needs the landlord’s written permission first. Unauthorised alterations can lead to the tenant paying for restoration at move-out.
The security deposit angle
In Abu Dhabi, the security deposit (commonly 5 percent of annual rent for unfurnished units) is where flooring deductions usually appear. Landlords may deduct the cost of repairing tenant-caused damage, but deductions must be reasonable and related to actual damage beyond wear and tear. Tenants who disagree with a deduction can raise it through the relevant rental dispute channels.
Keep every receipt and quote. Whether you are a landlord deducting or a tenant disputing, the side with dated photos, the condition report, and written quotes usually prevails. A professional assessment of the floor’s condition carries more weight than either party’s opinion, which is one reason to get an installer to document damage properly.
How landlords avoid this problem entirely
The landlords with the fewest flooring disputes are the ones who made disputes unlikely from the start. They install durable, waterproof flooring like SPC that survives tenants without drama. They document condition with photos at every handover. They write clear contracts. And they give tenants a short care sheet so that preventable damage, like mopping laminate with a soaking mop, does not happen in the first place. Our SPC flooring maintenance guide for the UAE works well as the basis for one.
Choosing the right installer matters too, because a poorly installed floor fails early and nobody can agree on whose fault it is. Our guide on how to choose a flooring company in Abu Dhabi covers what to check before hiring.
If a flooring disagreement is brewing and you need an independent look at the floor’s condition, message us on WhatsApp. We offer a free site visit anywhere in Abu Dhabi and can document what we find in plain terms. You can also reach us through our contact page.
FAQ
Who pays for flooring replacement in the UAE, landlord or tenant?
Generally, the landlord pays for replacement due to normal wear and tear or age, and the tenant pays for damage beyond normal use. The tenancy contract and the move-in condition report decide most cases. This is general information, not legal advice.
Can a landlord deduct flooring damage from the security deposit?
A landlord can generally deduct the reasonable cost of repairing damage the tenant caused beyond normal wear and tear. Deductions should relate to actual damage and be supported by evidence such as photos and quotes. Tenants who disagree can dispute through the proper rental channels.
What counts as normal wear and tear on floors?
Gradual dulling of the finish in walkways, minor scuffs from ordinary furniture use, and slight fading near windows over a tenancy of a year or more. Damage like deep scratches, burns, stains from neglect, or water damage from tenant negligence goes beyond wear and tear.
Should tenants photograph floors at move-in?
Yes, absolutely. Dated photos of every room’s flooring, sent to the landlord or agent by email on move-in day, are the tenant’s best protection against being charged for pre-existing damage at move-out.
Can a tenant replace flooring without landlord permission?
No. Any permanent change to the flooring needs the landlord’s written permission. Verbal permission is not enough if there is a later dispute. Unauthorised alterations can leave the tenant paying for restoration.
Does pet damage count as wear and tear?
It depends on the contract and the severity. Minor wear in a pet-friendly unit may be treated as part of agreed use, but significant damage such as deep scratching throughout or urine damage is generally treated as tenant damage. Clear pet clauses in the contract prevent most arguments.
Get an independent assessment of the floor
When a landlord and tenant disagree about a floor, an independent professional opinion often settles it faster than arguing. Chat with us on WhatsApp to book a free site visit anywhere in Abu Dhabi. We will inspect the flooring, document its condition honestly, and explain what we find in straightforward terms. Remember that this article is general information only and not legal advice; for legal questions about your specific tenancy, consult a qualified legal professional. You can also reach us at Shop No. AA-110, Capital Mall, Mohamed Bin Zayed City, open daily from 10:00 to 22:00.
