How to Resolve Rental Disputes in Dubai: Complete Guide

Moving into a new apartment in Dubai should be exciting. But what happens when your landlord suddenly increases your rent by 30%? Or when they refuse to return your security deposit despite leaving the property in perfect condition? These situations are more common than you might think, and knowing how to handle them can save you thousands of dirhams and months of stress.

Dubai’s rental market is one of the most dynamic in the world, with hundreds of thousands of tenancy agreements signed each year. While most landlord-tenant relationships run smoothly, disputes do arise. The good news? Dubai has established a clear, efficient system for resolving these conflicts through the Rental Disputes Centre.

Understanding Your Rights: The Foundation of Dubai’s Rental System

Dubai’s tenancy laws are designed to protect both landlords and tenants fairly. The primary legislation, Law No. 26 of 2007 (amended by Law No. 33 of 2008), governs all rental relationships in the emirate. What makes Dubai’s system unique is its transparency and accessibility—everything from permissible rent increases to eviction procedures is clearly defined.

The Real Estate Regulatory Agency (RERA) oversees the rental market, maintaining the official Rental Index that determines fair market rates across different areas. This isn’t arbitrary—it’s based on actual rental data from across Dubai, updated regularly to reflect market conditions.

If you’re considering property ownership to avoid rental disputes altogether, explore our guide onhow to buy property in Dubai for comprehensive insights into the purchase process.

Common Rental Disputes: What Usually Goes Wrong

Rent Increases That Don’t Add Up

Ahmed, a marketing manager living in Dubai Marina, received a notice that his rent would increase by 25% upon renewal. He’d been a model tenant for three years, always paying on time. Was this legal?

Not necessarily. RERA has established clear guidelines for rent increases based on how your current rent compares to market rates. If you’re already paying close to market value, your landlord can’t increase your rent at all. Even if you’re paying significantly below market rate, increases are capped at 20% maximum.

The formula is straightforward:

• Paying within 10% of market rate: No increase allowed
• 11-20% below market: Maximum 5% increase
• 21-30% below market: Maximum 10% increase
• 31-40% below market: Maximum 15% increase
• More than 40% below market: Maximum 20% increase

Additionally, landlords must provide at least 90 days’ notice before your contract expires, and this notice must be sent via registered mail or notary public. Anything less, and the increase isn’t enforceable.

Security Deposit Standoffs

Sarah had been living in her apartment in Jumeirah for two years. She moved out of her apartment in pristine condition, which was evident through her professional cleaning invoices. Nonetheless, her landlord alleged some damages and took her whole AED 8,000 security deposit.

This is one of the most common disputes. By law, landlords are supposed to refund security deposits within 14 days from the end of the tenancy, minus any valid deductions for damages that go beyond normal wear and tear. “Beyond normal wear and tear” is the crucial phrase here—faded paint after three years doesn’t count as a problem, but a broken window does.

If you are dealing with such a situation, you should record everything that happens. Take pictures when you are moving into a rental property as well as when you are moving out. It would also be a good idea to hire professional cleaners, as receipts can come in handy when dealing with a dispute at a later date.

Maintenance Nightmares

Who’s responsible for fixing what? Typically, for repairs that cost over AED 1,000 and relate to matters of building structure and major components (such as air-conditioning, plumbing, and electricity), the responsibility falls on the landlord. For all else, the tenant is accountable.

Yet what happens if your landlord does not respond to your requests to provide a functional AC unit during summer in Dubai? You cannot simply not pay rent. This is illegal and a valid case against eviction. Now, you have access to the dispute resolution service.Understanding your rights under Dubai real estate laws is essential in these situations.

Eviction Notices

Tenants will not be evicted at the whim of the landlord. The landlord will need a reason to evict and will have to give the proper notification:

Failure to pay rent or any violation involving the leasing, for landlords, requires 30 days’ notice given by notary public. Failure to vacate for Personal Use, Major Renovation, or Sale of the property requires 12 months’ notice prior to the end of the agreement.

The time period of 12 months is vital. If your tenancy agreement is to end in January 2026, your landlord has to notify you by January 2025 to get you out on these grounds.

The Resolution Process: How to Actually Solve Your Dispute

Start With Direct Communication

Before involving any authorities, try to resolve the issue directly. Send a clear, polite email or letter explaining the problem and what you believe is the fair solution. Keep emotions out of it—stick to facts and cite the relevant law.

Many disputes are simply misunderstandings. Your landlord might not know they’re violating RERA guidelines. Giving them a chance to fix things maintains the relationship and saves everyone time and money.

Check RERA’s Resources

RERA provides a free Rental Increase Calculator on their website. Use this to verify whether a proposed rent increase is legal. If it isn’t, you have solid ground to negotiate or reject the increase.

You can also check rental listings in your area to understand market rates. Knowledge is power in these negotiations.

The Rental Disputes Centre: Your Legal Backstop

If direct resolution fails, the Rental Disputes Centre (RDC) is your next step. Established in 2013, the RDC has exclusive jurisdiction over all rental disputes in Dubai. This is actually good news—it means there’s one clear path to resolution, not multiple confusing court systems.

The Reconciliation Option

The RDC offers a reconciliation service before formal litigation. A judge mediates between you and the other party, trying to reach a settlement. This process is limited to 15 days (though it can be extended) and is often the fastest way to resolve disputes.

If you reach an agreement during reconciliation, it’s legally binding—the same as a court judgment but without the formal litigation process. It’s also cheaper, since you avoid full litigation fees.

Filing a Formal Case

If reconciliation doesn’t work, you proceed to formal litigation. Here’s what you need:

Essential Documents:

1. Your Emirates ID
2. The signed tenancy contract
3. Ejari registration (or DEWA premise number as backup)
4. All correspondence with the other party
5. Photos or evidence supporting your claim
6. Title deed details or property information

You can file online through the RDC portal or at designated Real Estate Services Trustees offices across Dubai. The filing fee is 3.5% of the annual rent, with a minimum of AED 500 and maximum of AED 20,000. There are additional small fees (around AED 180 total) for various administrative processes.

What Happens Next

Cases tend to be quick, at least compared to your standards of how cases should proceed. After you file, they assign you a time for a hearing, which will be a few weeks after that. Everything will be conducted only in Arabic; if you do not speak it, you will need to bring an interpreter or attorney.

The case is then evaluated by the judge, who listens to the claims made by both parties and then makes a judgment, usually within 30-60 days following the filing of the case. The decision is binding and can be enforced by the execution department in the RDC.

If you have a problem with the ruling, you can appeal; however, this will further delay and add costs.

The Ejari Factor: Why Registration Matters

Ejari: This is the official tenancy registration process in Dubai. Each tenancy agreement must be Ejari registered. It’s not optional, and it’s not red tape—at least, not on their side. Your Ejari certification will help you prove that you have a tenancy agreement in the case of filing a dispute with the RDC.

If your landlord hasn’t registered your contract (which is their responsibility but often overlooked), you can use your DEWA premise number as an alternative. However, getting Ejari sorted is always better—it takes about 15 minutes online through the Dubai REST app and prevents complications later.

Preventing Disputes: An Ounce of Prevention

The best dispute is one that never happens. Here’s how to protect yourself:

Before Signing:

1. Read every clause carefully. Don’t assume “standard contracts” are fair.
2. Clarify who pays for what maintenance before signing.
3. Verify the property condition and document it with photos.
4. Check the rental index to ensure you’re not overpaying initially.

During Tenancy:

1. Pay rent via bank transfer, never cash, and keep records.
2. Respond to all landlord communications in writing.
3. Report maintenance issues immediately via email, creating a paper trail.
4. Know your contract end date and renewal terms.

Before Moving Out:

1. Give proper notice per your contract (usually 90 days).
2. Clean thoroughly and document the condition.
3. Attend the final inspection with the landlord.
4. Get written confirmation of deposit return terms.

When to Get Legal Help

While the RDC process is designed to be accessible, some situations benefit from professional legal assistance:

• Disputes involving large amounts (50,000 AED or more)
• Complex cases with multiple issues
• Language barriers (proceedings are in Arabic)
• Previous failed attempts at resolution
• Eviction defenses requiring detailed legal arguments

A qualified real estate lawyer can navigate the system efficiently, prepare proper documentation, represent you in court, and often negotiate better settlements. The cost of legal assistance is often recovered through better outcomes.

Final Thoughts: Knowledge Is Your Best Protection

Dubai’s rental dispute system is remarkably fair and efficient compared to many other cities. The key is knowing your rights and the proper procedures before problems arise.

Whether you’re a tenant facing an unfair rent increase or a landlord dealing with a difficult tenant, the same principles apply: document everything, communicate clearly, understand the law, and use the established legal system when necessary.

Remember, the Rental Disputes Centre exists specifically to resolve these issues fairly and quickly. You’re not alone in facing rental disputes—thousands of cases are handled successfully every year, and the system is designed to protect your rights.

Need Expert Guidance on a Rental Dispute?

At Frangulf Legal Consultants, we specialize in Dubai real estate and tenancy law. Our team has handled hundreds of rental disputes, from simple security deposit issues to complex eviction defenses. We understand both the legal framework and the practical realities of Dubai’s rental market.

Contact us for a consultation. We’ll review your situation, explain your options clearly, and help you achieve the best possible outcome—whether through negotiation, reconciliation, or formal litigation.