Abu Dhabi Construction Circular No. 9 of 2026: Consultant and Contractor Responsibilities Explained

Construction projects depend on coordination between developers, supervision consultants and contractors. Each party has a different role in ensuring that work is completed according to approved drawings, technical specifications, building codes and applicable safety requirements.

When responsibilities are unclear or construction records are incomplete, projects can face approval delays, disputes and regulatory consequences.

On 14 October 2026, the Urban Planning and Permits Centre (UPPC), operating under Abu Dhabi’s Department of Municipalities and Transport (DMT), announced Circular No. 9 of 2026. The circular regulates the roles and responsibilities of supervision consultants and contractors throughout the construction process.

The announcement introduces clearer documentation procedures, greater use of certified technical reports and digital submissions through Abu Dhabi’s Unified Permitting System. It also confirms joint liability for specified non-compliance, defects and non-conforming works within the respective legal responsibilities of consultants and contractors.

The circular applies to new and ongoing building projects in Abu Dhabi.

For developers, construction companies and engineering consultancies, the development has two important aspects: certain approval procedures are being streamlined, while professional accountability and documentation requirements remain central to regulatory compliance.

1. What Is Abu Dhabi Construction Circular No. 9 of 2026?

Circular No. 9 of 2026 was issued by the Urban Planning and Permits Centre to clarify the responsibilities of supervision consultants and contractors across construction stages.

According to the official announcement published by the Emirates News Agency (WAM), the circular aims to improve project delivery, clarify stakeholder accountability and make regulatory oversight more efficient without compromising construction quality or safety.

Its scope covers:

• Structural works.

• Architectural works.

• Mechanical, electrical and plumbing (MEP) works.

• Additional work scopes or construction phases specified by the building control authority according to project requirements.

The circular applies to both new and ongoing building projects in the Emirate of Abu Dhabi.

This means businesses should not assume that the changes are relevant only to projects receiving approval after the announcement. Developers, consultants and contractors working on existing projects should also review the applicable requirements.

Important distinction: The official announcement explains the principal requirements of the circular, but it does not reproduce the complete circular text. Project participants should consult the applicable official instructions for detailed procedural requirements.

2. Responsibilities of Supervision Consultants

Under the announced requirements, supervision consultants are responsible for monitoring construction activities and checking whether the work complies with approved drawings, technical specifications and building codes.

Their role is therefore not limited to reviewing documents at the beginning or end of a project. Supervision must support compliance throughout the relevant stages of construction.

What does this mean in practice?

Supervision consultants should ensure that their procedures support effective monitoring of the work being carried out and that identified issues are recorded and addressed through the appropriate process.

Relevant activities may include reviewing construction progress against approved documentation, recording inspection results, identifying non-conforming work and documenting corrective actions.

The circular also requires certified technical reports at the completion of relevant construction phases. These reports must be dated and signed by both the supervision consultant and the contractor, with the consultant responsible for submitting them through the Unified Permitting System.

Consultancy firms should therefore review their internal processes for site supervision, technical documentation, report certification and submission.

The precise responsibilities in a particular project will depend on the applicable legal requirements, approved project documents and the consultant’s defined scope.

3. Responsibilities of Contractors

Contractors are required to systematically document construction work throughout execution.

This requirement is important because reliable records can help demonstrate whether completed work corresponds with approved plans and whether the required inspections and corrective measures have been addressed.

Before a major construction phase

Before commencing a major phase, the contractor must formally notify the supervision consultant and document the site conditions in accordance with approved procedures.

This creates a documented record before the next stage of work begins.

After completing a construction phase

Once the phase is completed, a certified technical report must be prepared. The report must be dated and signed by both the consultant and contractor and must detail:

• The work carried out.

• Inspection results.

• Corrective actions, where applicable.

The supervision consultant is responsible for submitting the report through the Unified Permitting System.

Contractors should ensure that records are prepared consistently during execution rather than reconstructed after a phase has been completed. Site photographs, inspection records and evidence of corrective work can support the accuracy of the final report.

The circular also strengthens technical documentation requirements through photographic evidence and visual technical reports to help verify conformity with approved plans.

4. Joint Liability for Defects and Non-Compliant Works

One of the most significant aspects of Circular No. 9 of 2026 is its confirmation of joint liability between supervision consultants and contractors for non-compliance, defects and non-conforming works within their defined legal responsibilities.

This makes it particularly important for both parties to understand their respective roles and maintain records demonstrating how those responsibilities have been discharged.

Does this mean the consultant and contractor are automatically liable for every defect?

The announcement should not be interpreted as establishing unlimited or automatic liability for every issue arising on a construction project.

It expressly links joint liability to the parties’ defined legislative scopes. The circumstances of the alleged defect or non-compliance, the applicable legal requirements and the responsibilities of each party remain relevant.

For example, the records maintained during construction may help establish what work was performed, what was inspected, whether an issue was identified and what corrective measures were taken.

Neither party should assume that the other’s involvement removes its own statutory responsibilities.

Why contracts and records matter

Developers, consultants and contractors should review their contractual arrangements to ensure that the allocation of responsibilities, reporting procedures and documentation requirements are clear.

However, contractual wording cannot necessarily exclude or transfer statutory responsibilities imposed directly on a party by applicable law.

Where a defect or non-compliance is identified, the relevant facts and legal obligations should be assessed before liability is attributed.

5. Digital Technical Reports and the Unified Permitting System

Circular No. 9 of 2026 also introduces a more streamlined procedure for closing certain construction phases.

For designated project categories, the UPPC will accept certified technical reports submitted through the Unified Permitting System instead of traditional phase-closure permits.

The stated purpose is to reduce administrative steps and allow projects to move more efficiently between construction stages.

This change places greater importance on the accuracy, completeness and proper certification of technical reports.

What businesses should understand

The use of digital reports does not mean that all construction stages can proceed without inspection or approval.

The official announcement expressly confirms that the streamlined procedure:

• Does not remove mandatory field inspections for stages requiring physical verification.

• Does not eliminate mandatory clearances from external authorities.

• Does not release consultants or contractors from their statutory obligations.

The announcement specifically identifies the Abu Dhabi Civil Defence Authority among the external authorities whose required clearances remain relevant.

Accordingly, project teams should confirm whether a particular phase falls within the designated categories eligible for report-based closure and identify any separate inspection or clearance requirements before proceeding.

6. Photographic Evidence, Technical Records and Site Inspections

The circular strengthens the documentation expected during construction. Photographic evidence and visual technical reports are required to help verify that executed works conform to approved plans and requirements.

At the same time, the UPPC will continue conducting unannounced site visits during construction to check compliance and verify the accuracy of reports submitted through the digital system.

This means that the streamlined process should not be viewed as a reduction in regulatory scrutiny.

Instead, the process relies on professional certification and digital documentation while retaining the authority’s ability to inspect sites and verify the information submitted.

Recommended documentation practices

Construction companies and consultants should consider whether their project records clearly identify:

• The relevant construction phase and date.

• The condition of the site before work begins.

• The work completed during the phase.

• Relevant inspection findings.

• Any identified non-conforming work.

• Corrective measures taken and their status.

• Supporting photographs and visual technical evidence.

• The required consultant and contractor certifications.

• Submission records through the Unified Permitting System.

These are practical record-management considerations based on the announced requirements, not a substitute for the exact format or documentation standards prescribed by the relevant authority.

7. What Happens if a Project Does Not Comply?

The UPPC has confirmed that relying on consultant-certified technical reports does not relieve consultants or contractors of their statutory obligations.

Where violations are identified, the applicable enforcement measures, fines and legal penalties may be imposed.

The official announcement does not set out a complete schedule of specific fines or penalties. Therefore, the applicable consequence should be verified against the relevant legislation and official requirements rather than assumed to be the same for every breach.

Businesses should take particular care to ensure that reports accurately reflect the work carried out and that known non-conforming work is not treated as compliant merely because a report has been submitted.

If an inspection identifies a discrepancy, the parties should preserve relevant records, assess the issue and follow the applicable corrective and regulatory procedures.

Accurate documentation supports compliance, but it does not replace the requirement to perform the work properly.

8. A Practical Compliance Checklist for Developers, Consultants and Contractors

Businesses involved in Abu Dhabi construction projects should consider the following steps when reviewing their existing procedures.

For developers and project owners

• Ask project consultants and contractors to confirm their processes for complying with Circular No. 9 of 2026.

• Review project reporting and approval schedules.

• Confirm that mandatory external clearances are identified and tracked.

• Ensure that contracts clearly address project responsibilities, reporting and documentation.

• Monitor whether identified construction issues are recorded and resolved.

For supervision consultants

• Review procedures for monitoring compliance with approved drawings and technical specifications.

• Confirm that relevant construction phases are properly documented.

• Establish a consistent process for reviewing and certifying technical reports.

• Ensure reports are submitted through the required digital system.

• Maintain records of inspections, identified defects and corrective actions.

For contractors

• Notify the supervision consultant before commencing major construction phases.

• Document site conditions according to the approved procedures.

• Maintain systematic construction records and photographic evidence.

• Coordinate with the consultant to prepare and sign required technical reports.

• Verify that applicable inspections and clearances are completed before relying on phase closure.

For all project participants

• Confirm whether the project is covered by the circular and which requirements apply to its particular stages.

• Review internal procedures against the latest official instructions.

• Keep relevant records organised and accessible.

• Do not treat digital submission as a waiver of inspection or other approval requirements.

• Obtain appropriate professional advice where the allocation of liability or compliance requirements is unclear.

Conclusion

Abu Dhabi Construction Circular No. 9 of 2026 aims to make construction procedures more efficient while reinforcing the responsibilities of supervision consultants and contractors.

The use of certified technical reports through the Unified Permitting System can simplify phase closure for designated project categories. However, mandatory inspections, external clearances and statutory responsibilities remain in place.

For developers, contractors and consultancy firms, the practical priority is to ensure that project procedures reflect the applicable requirements, construction work is systematically documented and technical reports accurately record completed work and inspection outcomes.

The circular also highlights the importance of understanding professional responsibilities. Joint liability applies within the parties’ defined legal scopes, making clear reporting, appropriate supervision and reliable construction records important for both compliance and dispute prevention.

Businesses working on new or ongoing projects in Abu Dhabi should review the applicable requirements and confirm the procedures relevant to their projects before relying on the streamlined process.

Malhotra Legal Consultancy can assist businesses with reviewing construction-related contracts, assessing contractual responsibilities and identifying legal considerations associated with regulatory compliance in the UAE.