Dubai Tenancy Disputes: What Landlords and Tenants Can Do
Rental disputes for most properties in the Emirate of Dubai are decided by the Rental Dispute Centre (RDC), the judicial body attached to the Dubai Land Department, rather than by the ordinary courts. Before filing, you need a registered tenancy — Ejari — the tenancy contract, evidence of payments and of the notices exchanged. Most disputes fall into four categories: unpaid rent, rent increases, eviction, and deposits or maintenance. The RDC route is designed to be quicker than a civil claim, and a properly documented file is the single biggest factor in the outcome.
Who decides a rental dispute in Dubai
The Rental Dispute Centre hears rental cases for properties in Dubai, with its own filing procedure, its own fee scale calculated by reference to the annual rent, and a first-instance and appeal structure. It is not the same as filing a civil case in Dubai Courts.
- Most Dubai properties, including freehold areas, fall within the RDC's remit.
- Certain free zone and specially regulated developments have their own arrangements — DIFC properties in particular follow DIFC's own regime. Check which applies before filing anywhere.
- Proceedings are conducted in Arabic and documents must be translated.
- Registration of the tenancy through Ejari is expected; an unregistered tenancy complicates a filing significantly.
The four disputes that come up most
Unpaid rent
The landlord's route is a formal demand, then a filing seeking payment and, where appropriate, eviction for non-payment. Tenants who are in genuine temporary difficulty are usually better served by a documented payment arrangement than by silence, because the record of communication matters.
Rent increases at renewal
Increases are governed by the RERA rental index and the notice rules. This is the most winnable dispute for a tenant when the notice was late or the increase exceeds what the index permits. Our rent increase guide covers the mechanics.
Eviction
The grounds and the notice periods are prescribed, and the differences between eviction during a term and eviction at the end of a term matter enormously. See the eviction notices guide.
Deposits, maintenance and utilities
Deposits are held against damage beyond fair wear and tear, not against ordinary use. Unless the contract states otherwise, major maintenance sits with the landlord and minor upkeep with the tenant. Disputes here are decided almost entirely on photographs, the check-in and check-out condition record, and receipts.
What actually decides these cases
Rental cases are documentary. Whoever produces a clean, dated, complete file usually prevails, regardless of how reasonable the other side's story sounds.
- The tenancy contract and every addendum, signed.
- The Ejari certificate.
- Proof of every payment: cheques, transfers, receipts.
- The notices exchanged, with proof of delivery and the date.
- Photographs at move-in and move-out, dated.
- Maintenance requests and the responses to them, in writing.
- The DEWA account history where utilities are in issue.
Verbal agreements with a landlord, an agent or a tenant are extremely difficult to prove. Confirm everything by email or WhatsApp the same day, in neutral terms.
What to do before filing
Filing is not the first step. A formal notice setting out the breach, the remedy sought and a deadline resolves a large proportion of tenancy disputes, and where it does not, it is the document that frames the case.
- Check what your contract says about notice, renewal and dispute resolution.
- Check whether the required notice period was actually observed — by both sides.
- Send a written notice with a clear deadline.
- Price the dispute: RDC fees are calculated on the annual rent and are payable on filing.
- Consider a documented settlement. A negotiated exit with a written release is often better than winning slowly.
Practical points for each side
If you are the landlord
Register the tenancy, serve notices in the required form and timing, keep maintenance responses documented, and do not resort to self-help. Cutting utilities, changing locks or removing belongings will damage your position badly, whatever the tenant has done.
If you are the tenant
Keep paying what is genuinely due while a dispute runs, because arrears undermine an otherwise strong case. Document the condition of the property, put every maintenance request in writing, and object to an unlawful increase or an invalid notice in writing and promptly rather than waiting until renewal day.
Practical checklist
- Confirm the property falls under the RDC and not a separate regime such as DIFC.
- Locate the tenancy contract, addenda and the Ejari certificate.
- Assemble a full payment history.
- Collect the notices exchanged with proof of dates.
- Photograph the property's condition and keep the check-in record.
- Send a written notice with a specific remedy and deadline.
- Get the notice or the increase checked before you respond formally.
Common mistakes
- Not registering the tenancy through Ejari.
- Withholding rent as leverage, which usually converts a good case into a bad one.
- Landlords using self-help: locks, utilities or removing belongings.
- Relying on verbal assurances from an agent.
- Missing the objection window at renewal and then arguing about the increase afterwards.
- Filing before sending a documented notice.
Frequently asked questions
Where do I file a rental dispute in Dubai?
At the Rental Dispute Centre, the judicial body attached to the Dubai Land Department, for properties within its remit. Certain regulated areas, notably DIFC, have their own arrangements.
Do I need Ejari to file a case?
Registration of the tenancy is expected and its absence causes real problems. If your tenancy is not registered, deal with that before anything else.
Can my landlord keep my security deposit for normal wear and tear?
A deposit is generally held against damage beyond fair wear and tear, not against ordinary use. Dated photographs at check-in and check-out are what decide these disputes.
Who pays for maintenance in a Dubai tenancy?
Unless the contract allocates it differently, major maintenance is generally the landlord's responsibility and minor upkeep the tenant's. Read the specific clause in your contract, because many contracts set a value threshold.
How much does it cost to file at the RDC?
Filing fees are calculated by reference to the annual rent under the Centre's published fee scale, subject to a cap, and are paid at filing. Confirm the current figures with the Centre before you budget.
Should I get advice before responding to my landlord?
If a notice or an increase has been served, yes. Our fixed-fee check of a rent increase or eviction notice is AED 499 and tells you whether the notice is valid before you reply.
This guide is general information about UAE federal law, Dubai rules and, where stated, DIFC or ADGM rules. It is not legal advice on your situation, and rules, fees and procedures change. Verify anything you intend to rely on against the current official source, or instruct a UAE-licensed lawyer through the service linked above.