- Certified
- Experienced
- Trusted
Diagnosis only. We do not repair.
Water Leakage Inspection in Dubai
Independent leak detection and diagnosis by RERA certified engineers. Thermal imaging, moisture mapping and dew point measurement to find the source and document it. We do not carry out repairs, which is exactly why our report holds up.
4.9 from 108 Google reviews | 73,000+ inspections completed | RERA certified, DLD registered | No repair revenue, so no bias | Report in 24 hours
Call +971 50 602 1830
If water is actively coming in right now, shut the stopcock and call your building’s FM or a plumber first. Call us to find out where it is actually coming from, and who is responsible for it.
- Developers we work with
The two most common causes are not leaks
Before You Break Anything: Is It Actually a Leak?
Here is the thing almost nobody tells you before the tiles come up. In a Dubai apartment, the two most common causes of ceiling damp are not leaks at all.
That matters because a plumber cannot find what is not there. Every pressurised test in the van comes back clean, and the next move is usually to open something and look.
AC condensate drain overflow
A blocked or overflowing condensate drain pan on the fan coil unit above. The water is clean and cold, it appears only when the AC is running, and it shows up at or just downstream of the unit itself.
Tell: only when the AC runs
Chilled water pipe condensation
If your building runs on district cooling from Empower, Emicool or Tabreed, cold chilled water lines run through the ceiling void. Strip or damage the insulation on one and something counter-intuitive happens.
An uninsulated chilled water pipe does not leak. It harvests water out of the air, continuously, all summer long. In a Dubai summer the air inside a ceiling void can be humid enough that any cold surface pulls water straight out of it, and that is relentless.
The tell is seasonal. If the patch is worse in summer and better in winter, you are probably looking at condensation. We wrote the full diagnostic up here: damp on an apartment ceiling.
Tell: worse in summer, better in winter
Failed waterproofing in the unit above
Screed or membrane failure inside the flat upstairs. This one correlates with use: worse after showers, and it dries out noticeably when the flat above is empty for a fortnight.
Tell: follows use upstairs
Pipework failure in the ceiling void
An actual leak, and the only cause on this list that moves your DEWA meter, assuming it is a fresh water line rather than drainage.
Tell: the DEWA meter moves
Roof, podium and slab waterproofing
Membrane failure above. Correlates with rain, and with irrigation on a podium or terrace overhead. Slab waterproofing failure is rarer, more serious, and often a developer warranty question.
Tell: follows rain or irrigation
One last thing, because we see it every week
Paint changes how a surface looks. It does nothing to what is happening behind it.
Non-destructive first
How We Find the Source Without Breaking Anything
Every method below works through the finish. Nothing gets opened until we can point at a specific location and say why.
Thermal imaging reads surface temperature, not water. That distinction matters: evaporative cooling reads cool, a chilled water pipe also reads cool, and a hot line reads warm.
It will not see through dense screed or a thick tile bed, and it throws false positives around AC ducts. Powerful, but it needs interpreting.
Acoustic survey using a ground microphone or correlator, hears pressurised liquid escaping.
No pressure, no noise, so it finds nothing on a drainage fault. It also needs a trained ear to separate a leak from pumps, traffic and neighbouring pipes.
Moisture meters find subsurface damp before it stains.
They tell you it is wet. They do not tell you why.
Hygrometer and dew point measurement tell you whether a surface sits below dew point, which is what separates condensation from a leak.
Most leak companies do not carry this, because it is a diagnosis with no repair attached.
- Borescope inspection gives visual confirmation inside a ceiling void through an opening the size of a coin.
Pressure testing and tracer gas confirm a breach on a defined, isolated circuit.
Both are confirmation tools rather than survey tools, because the circuit has to be isolated first.
- CCTV drain camera finds drainage defects, which acoustic never will, because drainage is not pressurised.
Flood testing with dye is the reliable test for failed wet-area waterproofing above. It is the other method a repair-led vendor rarely offers.
Which of these your case actually needs is decided on scope, and the method plan is agreed with you before the visit.
- The DEWA meter test costs nothing and takes ninety seconds. More on that below.
What each method can and cannot find
| Cause | Acoustic | Pressure test | Thermal | Dew point | DEWA meter | Flood and dye | Camera |
|---|---|---|---|---|---|---|---|
| Fresh water supply leak | Yes | Definitive | Sometimes | No | Meter moves | No | Confirms |
| Drainage leak | No | Air test | Weak | No | Meter static | Yes | Yes |
| Chilled water leak | Limited | On CHW circuit | Cold plume | Rules in or out | No, closed loop | No | Confirms |
| CHW condensation, not a leak | Nothing | Passes clean | Cold pipe visible | This is the test | No | No | Bare insulation |
| Failed waterproofing above | Nothing | Passes clean | Diffuse footprint | Rules it out | No | Yes | Limited |
Read the bottom two rows again. For the two most common causes of ceiling damp in Dubai, every pressurised test a plumber owns comes back clean. That is exactly when the guessing starts, and the bathroom floor comes up.
Law No. (6) of 2019
Who Is Responsible for a Leak from the Apartment Above?
The call we take most often does not start with water pouring in. It starts with a damp patch that has been there two months, a flat above that says it is not them, and a plumber who wants to open the bathroom floor to find out. In a good number of those cases the bathroom above is not the source at all.
The test: does the pipe serve more than one unit?
Articles 7(a), 7(b) and 9(a)
Law No. (6) of 2019 draws the boundary, and it comes down to one question.
Article 7(a) and 7(b) put into Common Parts the pipes, drains, ducts, cables and equipment “serving the Owners of more than one Unit” and those “used to supply Units or Common Parts with various services”. Article 9(a) puts into the Unit everything down to the base of the joists, along with the internal connections serving that unit alone.
So: shared service pipework is Common Parts, and the Management Entity’s responsibility, funded from service charges. Anything serving one unit only belongs to that unit’s owner.
Both of these surprise people
Two cases that go the opposite way to what people expect
Failed waterproofing in the flat above is the upstairs owner’s problem, not the Owners Association’s. Article 9(a) takes the Unit down to the base of the joists, so the screed and membrane sit inside their flat even though the damage shows on your ceiling.
Missing insulation on a shared chilled water riser is the Owners Association’s problem, not your neighbour’s. Article 7(b) makes service pipework supplying units Common Parts. A downstairs owner blaming the flat above for what turns out to be chilled water condensation is pursuing the wrong party, and will spend months finding that out.
Which is why the diagnosis has to come before the accusation.
If it escalates
Article 42, Law No. (6) of 2019
Notify the Management Entity in writing with photographs, ask them to classify the source as Common Parts or Unit, then raise it with RERA or DLD if the management company will not act, then the Rental Disputes Centre. Article 42 gives the RDSC exclusive jurisdiction over disputes arising under this Law, which covers jointly owned property matters and not only tenancies.
If you are a tenant
Law No. (26) of 2007, Articles 16 and 17
This is not your bill. Under Law No. (26) of 2007, Article 16 makes the landlord responsible for maintenance works during the lease, and Article 17 for defects, damage, deficiency and wear and tear. A leak originating in another unit is never the tenant’s responsibility.
If the landlord will not act, an RDSC filing costs 3.5 percent of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000, and documents must be officially translated into Arabic.
The classification depends on the specific pipe and the specific building, so treat this as general information rather than legal advice.
Sudden versus gradual
Making the Report Count: Insurance and the Developer Warranty
The sudden versus gradual line
Escape of water is standard cover in UAE home policies. Trace and access, meaning the cost of locating the leak, is a named insured item on many of them, so the inspection fee itself may be claimable. Worth checking your policy wording before you book anything.
Here is what actually decides claims. Wear and tear and maintenance are universally excluded, and gradual seepage plus the mould that follows it gets treated as a maintenance failure rather than an accident. A dated report with moisture readings and thermal images is what establishes when the damage started and what caused it. Without one, the insurer defaults to gradual and declines.
A worked example of how fine that line is
A twelve-year-old air conditioning unit that floods a flat is itself uninsured, because its own deterioration is gradual. The water damage to the floor and walls is normally still covered, because that event was sudden and accidental.
What insurers ask for is consistent: timestamped photographs, a clear cause-of-loss narrative, repair estimates and original invoices for damaged items.
If the source is a neighbour’s unit there are two routes. Their personal liability cover, where a water leak damaging a neighbour is a recognised claim type, or your own buildings policy for sudden accidental damage.
So the real deadline on this page is not panic. It is that every week a damp patch sits undocumented, the word “gradual” gets easier for someone else to argue.
If the building is still under warranty
Article 40, Law No. (6) of 2019
Check the window before you pay for anything yourself. Article 40 of Law No. (6) of 2019 gives the developer ten years of liability for structural defects from the completion certificate, and one year on installations including mechanical, electrical and sanitary works from handover. Article 40(d) makes any agreement to the contrary null and void, so a developer cannot contract out of it.
A burst supply pipe is an installation defect. A waterproofing failure that affects habitability argues into the ten-year window. That reclassification is an engineering judgement, and it is precisely what an inspection report supplies.
structural, from the completion certificate
installations, from handover
A free test that takes ninety seconds
High DEWA Bill, No Visible Water?
Run the meter test before you call anyone. Shut every outlet in the property, note the meter reading, wait an hour or two without using water, then read it again. If it has moved, water is escaping somewhere.
The diagnostic value is in the negative result, and this is the part nobody mentions. A static meter alongside active ceiling damp effectively rules out fresh water supply, which redirects the whole investigation towards drainage, condensation or waterproofing. That one test can save you a fortnight of looking in the wrong place.
Why the bill climbs faster than the volume suggests: DEWA bills water on a slab tariff, at 7.700 AED per cubic metre up to 27 m3, 8.800 from 27 to 54, and 10.120 above that, plus 5 percent VAT. Leaked volume lands in the top slab, so a modest leak produces a disproportionate bill.
AED per m3, up to 27 m3
AED per m3, 27 to 54 m3
AED per m3, above 54 m3, plus 5% VAT
Where the boundary sits
Worth knowing where the boundary sits. DEWA’s responsibility runs to the meter. Everything after it, the internal connections inside your property, is the owner’s. DEWA’s smart meters do send a High Water Usage Alert when consumption rises unusually, and over a million water leakage reports were logged in the three years to mid-2022, so this is not a rare problem.
Three questions, then the survey
How an Inspection Runs
What you tell us first
Three questions do most of the diagnostic work before anyone arrives. When does the damp appear? Is it worse in summer or in winter? Does it follow the air conditioning running, or use in the flat above? Send photographs and we will tell you which methods the job actually needs.
Non-destructive survey
Thermal imaging across the affected area and the rooms adjoining it, moisture mapping with recorded values, and dew point measurement where condensation is in play. Acoustic survey where a pressurised line is the likely candidate.
Confirmation
Once the survey narrows it, we confirm. That may be a pressure or tracer test on an isolated circuit, a drain camera, a borescope through a small opening, or a flood test where waterproofing above is suspected.
Dated, photographic report in 24 hours
Your report arrives within 24 hours. Every finding carries a photograph, a location, the moisture readings taken, the thermal images, the identified cause and the recommended corrective work.
What happens next
We hand the report over and tell you who needs it. Your own contractor, if the fix is inside your unit. Your building’s FM or Owners Association, if it is Common Parts. Your insurer, with the onset evidence attached. Your developer, if you are inside the defects liability window. We do not do the repair, so nothing in the report is written to sell one.
Most companies in this market describe the report. We would rather show you one.
Three things make it usable as evidence rather than as an opinion. It is dated, so onset can be argued. It is photographic, with moisture values recorded rather than described. And it comes from a party with no repair revenue riding on the answer.
That last one is what an insurer, an Owners Association or a developer’s technical team actually weighs when the report lands on their desk.
Moisture mapping
Values recorded, not described. Subsurface damp before it stains.
Ceiling damp
Two months old, no diagnosis, and the flat above says it is not them.
Nothing to sell you at the end of the visit
Why Owners Call Us Instead of Another Plumber
We hold no repair revenue
Almost everyone offering water leak detection in Dubai also sells the repair. That is not dishonest, but it does mean the diagnosis and the quote come from the same person, which is fine right up until the question becomes who pays.
Prime does not repair, waterproof, re-tile or re-pipe anything. There is nothing for us to sell you at the end of the visit, and no version of the answer that pays us better than another.
Engineers, not technicians
Our inspections are performed by qualified engineers, not general technicians. A technician tells you the ceiling is wet. An engineer measures the dew point, checks the chilled water insulation above it, and tells you the flat upstairs was never the source. Our engineering team is led by Mohammed Nadeem Maldar, Engineering Manager.
Licensed and certified
RERA certified, registered with the Dubai Land Department under the property inspection services activity and DED licensed, with InterNACHI certified inspectors on every job. To be precise about the wording, since this market is loose with it: InterNACHI is an international technical certification body, not a UAE regulator.
73,000+ inspections behind every report
73,000+ inspections across all seven emirates, covering more than AED 1 billion in property assets. 4.9 from 108 Google reviews. Thermal imaging, moisture meters and dew point measurement come as standard, not as an upsell.
4.9 on Google (108 Reviews)
- 4.9 from 108 Google reviews
- 73,000+ inspections completed
- RERA certified, DLD registered
- No repair revenue, so no bias
- Report in 24 hours
We do not fix leaks, and that is deliberate. On a leak the diagnosis and the repair quote almost always come from the same person, which is fine until the question becomes who pays. Then you need someone with nothing to sell you.
Mohammed Nadeem Maldar, Engineering Manager
Priced on size and method count
What a Leak Inspection Costs
Pricing depends on the property size and how many methods the diagnosis needs. A single-cause apartment survey is a different job from a multi-floor investigation with tracer testing.
Scope | Inspection from
Apartment, thermal and moisture survey
AED 799
Apartment, multi-method with confirmation testing
AED 1,499
Villa or townhouse
AED 1,999
Multi-unit or common area investigation
AED 2,999
Prices exclude VAT. The methods your case needs are confirmed against scope before booking, and the figure you approve does not change after the visit.
Two honest notes on this
The cheapest detection figures in this market come from companies that recover their margin on the repair afterwards, which is a perfectly normal business model but not a comparable price. And the number worth measuring against is not another quote. A full bathroom strip-out and waterproofing redo in Dubai runs somewhere between AED 25,000 and 80,000, and the largest avoidable cost on a leak is not the repair. It is the wrong repair: re-tiling a bathroom that was never the source, when the actual cause was an uninsulated chilled water pipe two metres away.
Where this problem concentrates
Leak Inspections Across Dubai
This problem concentrates in two kinds of stock. High-rise apartments on district cooling, where chilled water lines run through every ceiling void, and older buildings where insulation and waterproofing have had a decade of Dubai summers.
We work across Dubai Marina, Jumeirah Lake Towers, Business Bay, Downtown Dubai, Discovery Gardens, The Greens, Jumeirah Village Circle and Palm Jumeirah, plus the villa communities at Arabian Ranches, The Springs and The Meadows.
- Dubai Marina
- Jumeirah Lake Towers
- Business Bay
- Downtown Dubai
- Discovery Gardens
- The Greens
- Jumeirah Village Circle
- Palm Jumeirah
- Arabian Ranches
- The Springs
- The Meadows
Our office is in Business Bay, at The Binary by Omniyat, and we also cover Abu Dhabi, Sharjah, Ajman, Ras Al Khaimah, Fujairah and Umm Al Quwain.
Verified Google reviews
What Dubai Owners Say
4.9 from 108 Google reviews.
Samer
“Engineer Farhan was very detailed, patient and explained every issue clearly during the snagging inspection.”
Google review
★★★★★
Adriana Prodan
“The team was efficient, and the reports were detailed and easy to understand.”
Google review
★★★★★
Nadya Ninis
“Great and very professional service done by inspector Farhan. Very fast to respond and submit the report.”
Google review
★★★★★
These are from our public Google profile, where every review sits in the open. Leak and damp jobs are a newer line for us than snagging, so read them as a measure of how we work rather than of this service alone.
Answers before you book
Water Leak Inspection FAQs
Do you repair the leak as well?
No, and that is deliberate. The plumber who diagnoses the leak is usually the plumber who quotes the repair, which is fine until the question becomes who pays. We produce the evidence. Your own contractor, your building’s FM or your Owners Association acts on it.
How much does a leak inspection cost in Dubai?
From AED 799, depending on property size and how many methods the diagnosis needs. Worth comparing against the wrong repair rather than another quote: a full bathroom strip-out and waterproofing redo in Dubai runs AED 25,000 to 80,000, and re-tiling the wrong bathroom costs all of it.
Is my ceiling damp a leak or condensation?
Dew point measurement settles it. If the surface sits below dew point, water is condensing out of the air rather than escaping from a pipe. The quick tell at home: damp that is worse in summer and better in winter is usually condensation, and damp that follows use upstairs usually is not.
Who is responsible if the leak is from the apartment above?
It depends on whether the pipe serves more than one unit. Waterproofing and internal connections inside their flat are the upstairs owner’s under Article 9(a) of Law No. 6 of 2019. A shared chilled water riser is Common Parts under Article 7(b), which makes it the Owners Association’s.
Can you find it without breaking walls or tiles?
Usually, yes. Thermal imaging, moisture mapping, dew point measurement and acoustic survey are all non-destructive, and they narrow the source before anything is opened. If access is needed to confirm, it is one small targeted opening at a located point, not an exploratory strip-out.
Can a high DEWA bill mean a hidden leak?
Yes, but only for fresh water supply. Run the meter test: shut every outlet, note the reading, wait an hour or two, read again. Movement means water is escaping. A static meter alongside active ceiling damp rules fresh water out and points at drainage, condensation or waterproofing.
Can I use the report for an insurance claim?
Yes. Insurers exclude wear, tear and gradual seepage, so what decides a claim is evidence of onset and cause. A dated report with moisture readings and thermal images gives you that. Trace and access is also a named insured cost on many UAE policies, so the inspection itself may be claimable.
What if the building is still under the developer’s warranty?
Check the window first. Article 40 of Law No. 6 of 2019 gives one year on installations from handover and ten years on structural defects from the completion certificate, and Article 40(d) makes any agreement to the contrary null and void. A burst supply pipe is an installation defect.
I am a tenant. Is this my responsibility?
No. Under Article 16 of Law No. 26 of 2007 the landlord is responsible for maintenance during the lease, and Article 17 covers defects and damage. A leak originating in another unit is never the tenant’s. If the landlord will not act, the Rental Disputes Centre is the route.
How long does the inspection take and when do I get the report?
A typical apartment survey takes a few hours on site, longer where several methods or multiple floors are involved. Your report reaches you within 24 hours, dated and photographic with moisture readings recorded, which is the format an insurer or an Owners Association will act on.
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Undocumented gets harder to argue
Find Out What It Actually Is
Every week a damp patch sits undocumented, the case for it being sudden rather than gradual gets weaker, and someone else gets to decide which it was.
RERA certified engineers, no repair revenue, a dated photographic report in 24 hours, 73,000+ inspections behind it.
Prime Inspections & Snagging
The Binary by Omniyat, Office 1914-203
Business Bay, Dubai, United Arab Emirates
Phone: +971 50 602 1830
Email: connect@primeinspections.ae
Book My Inspection
Four fields. Tell us what you are seeing and we will tell you which methods the job needs.
We reply within business hours. Report in 24 hours, dated and photographic.