Maintenance of Commercial Complexes and Towers (Service Charges) in Bahrain

In the commercial sector and multi-use complexes in the Kingdom of Bahrain, maintaining commercial facilities (like elevators, central A/C, and complex cleaning) shifts from an individual matter to a comprehensive and complex system falling under the umbrella of what is known as (Service Charges / Common Area Maintenance - CAM).

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Bahrain permits the freedom to draft (Triple Net Leases). Consult a lawyer for facility maintenance. Information last verified: March 2026.

Responsibilities for Structural Maintenance and Central Systems (Landlord's Care)

The real estate institution or complex management affiliated with the landlord remains the responsible head and protector of the property's overall validity according to custom in Bahrain: The landlord primarily bears the burden of undertaking all of the following (unless strictly and specifically exempted):

• Structure and Construction Safety: Repairing essential construction defects of the commercial tower, preventing roof leaks, and ensuring the civil safety standards of the building as a whole.
• Central Services (Chiller Plants): The cost of repairing defective central air cooling stations serving the corridors of common offices and companies.
• Operating and updating fire safety and security systems in common wings to ensure continuous licensing.

Consumable Maintenance for the Shop and Administrative Office (Tenant's Care - Company)

The spatial boundaries of the company's office or restaurant inside the complex are the exclusive scope of the tenant's obligation. The tenant guarantees:

• Internal civil works resulting from wearing out of decor materials, internal lighting, and electrical switches for the office.
• Routine maintenance for independent air conditioning units (FCU) within the specific scope of the office or showroom.
• Owners of restaurant activities in complexes bear an absolute responsibility to clean air suction filters and exhaust systems (Grease Traps) periodically to protect the commercial property from the dangers of oil accumulation.

Facility Management and Service Charges (CAM)

Here lies the true nerve of expenses in Manama towers and luxury complexes in Bahrain. Owners of premium properties intend to recover a major part of the expenses for maintaining (Shared Areas) from tenants by imposing a "Service and Maintenance Contract - Service Charges".

• This is recorded as a separate financial annex next to the original rental value in Bahraini Dinars in commercial contracts.
• The tenant is demanded to add a specific amount (calculated as a percentage of the leased area) going as their share of expenses for the complex's security guard wages, salaries of the cleaning team for external corridors, and perhaps covering the central electricity bill for the commercial tower's hallways. This is a common right approved by the Bahraini commercial system.

Issuing independent service invoices and merging them with major rents is an accounting nightmare without suitable technology. Through Landager platform solutions, a property manager in Bahrain can notify companies with separate invoices for services (CAM Charges) and due rents as scheduled and clear payments sent via SMS to the company to ensure all maintenance expenses of your tower are paid smoothly with absolute transparency reducing grumbling from tenants.

Back to Bahrain Commercial Laws Overview.