A DEWA bill creeping up
A coil filling with dust makes the unit run longer for the same room temperature. The bill moves one to two months before anyone feels the room is wrong.
Annual maintenance contracts
Annual Maintenance Contracts in Dubai, so July is not a surprise
An annual maintenance contract puts every system in your property on a schedule instead of a panic. Scheduled servicing across AC, plumbing and electrical, minor callouts included, and one number to ring when something goes wrong.
- Visits planned around your building
- Minor callouts included
- Priority scheduling through summer
Every trade in-houseFourteen, all our own staff
Planned, not panickedVisits booked in advance
Fixed annual priceAgreed before you sign
Summer priorityContract jobs go first
Early warning
Everything here was visible months before it failed
None of it stops you using the property, so none of it gets fixed. Then all of it fails in the same week, and it is usually the hottest one.
A drain that runs slow
Slow now, blocked later. A shower that takes a few seconds to clear is the same fault as the one that floods the bathroom in November, caught earlier.
A breaker that feels warm
Warm means resistance where there should be none, usually a loose terminal. Left alone it becomes a burnt DB board, which is a replacement rather than a tighten.
A musty smell on start-up
Moisture sitting on a dirty evaporator coil. Cheap to wash out on a scheduled visit, and the same fault six months on is a full strip-down.
A door that needs a shove
Buildings move and cheap hinges give up in the heat. Half an hour of alignment now, or a new leaf and frame once you have forced it for another season.
Two callouts for the same fault
If you have paid twice for one problem, nobody found the cause the first time. That is the exact pattern a contract exists to break.
What is covered
What is in the contract, and what is not
Worth reading against any other AMC quote you have. Annual maintenance contract means very different things depending on who is selling it.
Included in the annual contract
- Scheduled servicing across every trade the property actually has
- Full AC service, coil wash and drain flush at every visit
- Plumbing check: taps, traps, shut-off valves and water heater
- Electrical check: DB board, breakers, sockets and earth test
- Minor callouts between visits, with no call-out fee
- Silicone, sealant, washers and small consumables
- Building NOC and lift access arranged by us
- A written condition report after every visit
- Priority scheduling from May through September
Quoted separately
- Refrigerant gas, if a leak test shows a top-up is needed
- Replacement compressors, fan motors, pumps and PCBs
- Repaints, retiling and other project work
- Appliances and fittings you want supplied
- Damage caused by anyone other than us
- Building NOC fees, where a tower charges one
Nothing outside the contract is charged without your approval first. If a visit turns up a failed part you get a price before we touch it, and you are free to say no.
Why it matters
An annual contract against paying per callout
Most Dubai property is maintained by emergency. What that costs is not really the call-out fee, it is that everything gets found late.
Paying per callout
- A call-out fee every time, often a different company every time.
- Faults are found when they fail, which is when they cost the most.
- Nobody has seen the property before, so it is diagnosed from scratch.
- In July you join the back of a queue with everyone else.
- Three trades means three quotes, three invoices and three warranties.
On an annual contract
- One annual figure, agreed before the year starts.
- Faults found on a scheduled visit, while they are still small.
- The same team already knows your building, your risers and your units.
- Contract properties are scheduled ahead of one-off callouts.
- One company across every trade, and one warranty to hold.
Visit schedule
How often we actually come
Built around what fails in Dubai, rather than a manufacturer interval written for a climate with a four-month cooling season.
Apartments
Twice a year
Before summer and once during it, with drain lines checked mid-season.
Villas
Quarterly
More systems and more outdoors. Ducted runs, tank, pump and irrigation.
Ducted systems
Every 3-4 months
Longer duct runs collect more dust and lose airflow faster.
Coastal property
Twice a year plus
Marina, JBR, Jumeirah and the Palm get an extra condenser corrosion check.
Offices and retail
Quarterly, out of hours
Evenings and weekends, so nobody loses a trading day.
Holiday lets
Each changeover
Serviced between guests rather than on a calendar.
Sign in March, not July
Ask about a survey
A contract starting before the season gets everything serviced while it is still cool, and puts you at the front of the queue when everyone else starts calling. Signed in August the first visit is still worth having, but you have already paid for the summer the hard way.
Worth understanding
Why Dubai property needs a contract more than most
The same flat in a temperate climate would be fine on a fix-it-when-it-breaks basis. Here the failure rate is different enough that the arithmetic changes.
Eight to ten months of cooling
A manufacturer service interval assumes a cooling season of three or four months. Dubai runs March to November, and in many apartments the AC never fully switches off. Everything wears at roughly double the rate the schedule was written for.
2xthe run hours the service interval assumes
Fine dust bakes onto the coil
Desert dust passes through basic mesh filters and settles on the evaporator, where condensation binds it onto the fins. Caught on a scheduled visit it is a wash. Left a year it is a strip-down.
1-2 monthsthe DEWA bill rises before the room feels wrong
One narrow pipe carries all of it
These units pull litres of water out of the air, and all of it leaves through one condensate drain. Block that and the ceiling below becomes the repair.
#1most common callout we get
Corrosion within ten kilometres of the coast
Marina, JBR, Jumeirah and the Palm sit in salt-laden air that eats condenser fins and copper. A genuinely different maintenance need from an inland villa.
10 kminland is a different service schedule
Nobody reports what they do not own
In a rented flat or a holiday let, faults get noticed late by someone who will not be paying for them. Small problems arrive as emergencies, usually on changeover day.
Lateis how faults arrive in tenanted property
Read this first
What to check before you sign any AMC in Dubai
An annual maintenance contract is only as good as its scope. This is what we would check if we were buying one rather than selling one.
1
Ask how many visits, in writing
'Regular servicing' is not a number. A contract should say how many visits a year, for which trades, and what is done on each one. Vague scope is how a cheap AMC becomes a year of nothing.
Ask this exact question
How many visits a year, for which trades, and what is done on each?
2
Find out what a callout still costs
Plenty of AMCs cover the scheduled visits and then charge full rate for anything between them. That is a service plan, not a maintenance contract, and the difference shows up in August.
Ours
Minor callouts are included with no call-out fee, for the length of the contract.
3
Check how parts are priced
Almost no AMC in Dubai includes major parts, and any that claims to has priced for it somewhere. What actually matters is whether you get them at cost or at a markup you never see.
Ours
Major parts are quoted before we fit them and passed on at cost.
4
Ask who actually turns up
A contract sold by a booking desk means a different subcontractor each visit and nobody who remembers your building. Continuity is most of what you are buying.
Ask this exact question
Is the technician who comes to my property employed by you?
5
Pin down what priority means
Everybody promises priority. Ask what it means in the second week of August, when every competent company in Dubai is running days behind on emergencies.
Ours
Contract properties are scheduled ahead of one-off callouts, all year.
6
Confirm how you get out
A twelve-month contract you cannot leave is a twelve-month contract with no pressure on anyone to turn up. Check the notice period before you sign, not after the second missed visit.
Ours
The notice period and cancellation terms are written into your contract before you sign.
One practical thing: sign before the season
Ask about a survey
An AMC signed in February or March gets every system serviced before anything is under load. Signed in July, you are buying priority in a queue you are already standing in.
General guidance for Dubai property owners, tenants and landlords, not legal advice.
How it starts
From first message to first visit
You will know the annual figure before you commit to anything.
01
First step
Tell us what you have
Property type, how many AC units, and whether it is occupied. WhatsApp is fastest. Photos of the DB board and the outdoor units save a conversation.
02
Second step
Free survey, then a written number
We walk the property, list every system the contract would cover, and send a fixed annual price with the scope written out. No obligation and no survey fee.
03
Third step
First visit, then a schedule
The first visit is a full service on everything covered, so the year starts from a known state. After that visits are booked ahead, around your building's access rules.
Brands we service and supply
DAIKIN O GENERAL GREE JOTUN RAK CERAMICS ARISTONWhere our maintenance contracts run
No travel charge inside any of these areas. Outside them, ring us and we will tell you honestly whether it is worth the trip.
- Deira
- Bur Dubai
- Al Nahda
- Al Qusais
- Karama
- Satwa
- Jumeirah
- Al Barsha
- Dubai Marina
- JLT
- Business Bay
- Downtown
- Silicon Oasis
- Mirdif
- Sports City
- Discovery Gardens
- Al Warqa
- International City
FAQ
Questions About Annual Contracts
Scheduled servicing across every trade the property has, plus minor callouts between visits with no call-out fee. For an apartment that is usually two full AC services a year with plumbing and electrical checks at each. For a villa it is quarterly, because there are more systems and more of them outdoors. Major parts are quoted separately and passed on at cost.
If you have one fault a year, no. If you have three, yes, and most Dubai properties have three. The saving is less about the call-out fee and more about faults being found while they are still small: a drain flush instead of a ceiling replacement, a coil wash instead of a compressor.
It depends on your tenancy contract, but the usual split in Dubai is that the landlord covers major systems and structural faults while the tenant covers minor maintenance and anything they caused. Plenty of landlords buy the contract and plenty of tenants do. Check your contract first, and we will invoice whichever of you is paying.
Yes. Landlords with a few units and holiday-let operators are a large part of our contract work. One agreement covers the portfolio, with one invoice and one coordinator, rather than a separate arrangement per building.
Ring or send a WhatsApp and we come out. Minor callouts are included with no call-out fee, and contract properties are scheduled ahead of one-off jobs. If a major part has failed you get a price before we touch it.
Yes, and the first visit is still worth having. But a contract signed in February or March gets everything serviced before it is under load, which is where most of the value sits. By August you are mainly buying a place in the queue.
Most of Dubai, including Deira, Bur Dubai, Al Nahda, Al Qusais, Al Barsha, Dubai Marina, JLT, Business Bay, Mirdif and Silicon Oasis, with no travel charge inside any of them.
Request a survey
Tell Us What Needs Covering
Fill this in and it opens WhatsApp with the details already written out. Property type and the number of AC units is usually enough for a first figure.
- Free survey, no obligation
- Fixed price for twelve months
- Sat to Thu, 8am to 8pm
- Cash, card or bank transfer
What the contract covers
The trades inside one contract
One contract covers every trade the property has. These are the ones we visit most often on a scheduled round.