Facility Management vs Property Management vs OA Management in Dubai
Three overlapping industries, three completely different jobs — and knowing the difference saves you money on every service contract.
In Dubai, three services are constantly confused — Facility Management (FM), Property Management (PM), and Owners Association (OA) Management. They overlap, but they're distinct industries with different licences, different budgets, and different KPIs. Getting the split right saves 15–30% on service contracts.
- FM = physical building maintenance. PM = per-unit tenant management. OA = building-wide legal entity.
- All three are regulated by different Dubai authorities (DED vs RERA licences).
- Typical fees: FM 3–8 AED/sq ft; PM 5% of rent; OA 6–10% of general fund.
- A Dubai tower typically has all three types of provider operating in parallel.
- Re-tendering FM every 2–3 years usually saves 15–30% without service quality loss.
Facility Management (FM)
- Maintains the physical building — MEP, cleaning, security, landscaping, pest control.
- Employs technicians directly or subcontracts by trade.
- Regulated by DED, no RERA licence required.
- Typical Dubai contract: AED 3–8 per sq ft per year of gross floor area.
- Best-known Dubai firms: Farnek, Emrill, EFS Facilities Services, Imdaad.
Property Management (PM)
- Manages leasing, tenant screening, rent collection, maintenance requests for a specific unit or landlord portfolio.
- Requires RERA broker/PM licence.
- Typical fee: 5% of annual rent + one-off leasing fee (usually 5%).
- Best-known Dubai firms: Better Homes, Allsopp & Allsopp, Espace, Chestertons.
OA Management
- Runs the Owners Association as a legal entity under Law No. 6 of 2019.
- Handles service charge budgeting, Mollak invoicing, AGMs, RERA compliance.
- Requires specific RERA OA management licence.
- Typical fee: 6–10% of the general fund or a fixed AED/unit per year.
- Best-known Dubai firms: Kingfield, Servedwell, Silver Coast Real Estate, Provis.
How they overlap in a Dubai tower
In a typical Downtown tower: the OA manager collects service charges through Mollak and appoints an FM company to run the physical building. Individual landlords hire property managers to handle their tenants. Three separate contracts, three separate KPIs, one building.
The consolidation trend
Modern Dubai OAs increasingly consolidate FM and OA management under one provider for scale efficiency, then require the OA manager to run a competitive re-tender every 2–3 years. Property management stays separate — it's per-owner, not building-wide.
Frequently asked questions
What is the difference between FM and OA management?
FM maintains the physical building (MEP, cleaning, security). OA management runs the legal entity representing owners (service charges, Mollak, AGMs, compliance). FM works for the OA; the OA works for the owners.
Do I need a property manager for my Dubai apartment?
If you rent out to tenants and don't want to handle leasing, screening, and maintenance yourself, yes. PM fees are typically 5% of annual rent.
How do I know if my OA management company has a RERA licence?
Ask for the RERA registration number and verify on dld.gov.ae. Every legitimate OA manager in Dubai carries a specific OA management licence — not the same as a broker licence.
Can the same company do both FM and OA management?
Yes, with the correct dual licensing. Some Dubai firms (Kingfield, Imdaad, Provis) offer both under one contract, which can simplify governance but requires strong owner oversight to avoid conflicts of interest.
How often should the OA re-tender FM contracts?
Every 2–3 years for competitive pricing without service disruption. Longer contracts lock in above-market rates; shorter contracts disrupt operations.
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