Comprehensive Guide to Tenancy Disputes in Dubai

Table of Contents

• Understanding Tenancy Disputes in Dubai
• Common Causes of Rental Disputes
• Step-by-Step Guide to Filing a Rental Dispute
• Required Documents
• Fees and Charges
• Case Study: Tenant Wins Eviction Dispute
• Mistakes to Avoid
• Frequently Asked Questions
• Conclusion
• Need Guidance? Homecubes Is Here to Help

Introduction

The rental market in Dubai is one of the most dynamic and regulated in the region. With the constant influx of residents and the fast-paced growth of the city, disagreements between landlords and tenants are normal to occur. Whether it’s about rent increases, eviction notices, maintenance delays, or contract breaches, these disputes can escalate quickly without proper intervention.

To maintain transparency and fairness, the Dubai Land Department (DLD) established the Rental Dispute Center (RDC) to offer an efficient legal platform for resolving such issues. Both tenants and landlords have the right to file complaints and defend their interests under the UAE’s tenancy laws. However, many residents are unfamiliar with the legal process or unaware of the documentation required, which can result in costly delays or dismissals.

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The Al Khail corridor saw significant activity, with strong demand across key @DAMACOfficial projects such as DAMAC Hills 2 and DAMAC Lagoons.https://t.co/muISRRbilR pic.twitter.com/eo1gG8l7TZ

— Ali Sajwani (@Ali_H_Sajwani) June 19, 2025

This comprehensive guide explains exactly how to file a rental dispute in Dubai, outlines the essential documents, highlights applicable fees, and walks you through the steps from initial complaint to resolution. Whether you’re preparing for a formal complaint or just exploring your legal options, this resource will help you understand your rights and obligations under Dubai’s real estate laws.

Understanding Tenancy Disputes in Dubai

The Rental Dispute Center (RDC) became operational since 2013 by Decree No. (26) of 2013, under the jurisdiction of the Dubai Land Department. It serves as the sole judicial authority for resolving tenancy-related conflicts in the Emirate. Whether you’re a tenant or landlord, this is where you must proceed with your case.

Its mission is to ensure speed, transparency, and neutrality in rental disputes—especially given the sheer volume of cases in a city with one of the most active rental markets in the region. The RDC provides services through several departments, including:

• Conciliation and Mediation Section
• First Instance Department
• Appeals Department
• Execution Department

For most cases, the first step involves mediation, and if unsuccessful, the case proceeds to litigation.

You can learn more about the RDC’s structure on the Dubai Land Department official site.

Common Causes of Rental Disputes

Understanding the typical causes behind disputes can help parties avoid unnecessary legal action. Here are the most common reasons tenants and landlords approach the RDC:

• Illegal Rent Increases
  Landlords must follow the RERA rent index when proposing increases and issue a written notice 90 days in advance.
• Evictions Without Legal Basis
  Eviction notices must follow strict conditions as outlined in Law No. 33 of 2008. Evictions without proper cause or notice are invalid. Landlords must become familiar with guides on tenancy eviction notices in Dubai.
• Maintenance & Repair Failures
  Disputes often arise when the landlord neglects repairs that are their legal responsibility under the tenancy contract.
• Security Deposit Withholding
  Some landlords deduct unfair amounts or refuse to return the deposit after tenancy ends.
• Unilateral Termination of Lease
  Ending a lease before its expiry without mutual consent can lead to conflict.

Step-by-Step Guide to Filing a Rental Dispute

1. Attempt to Resolve the Issue Amicably

Before taking legal action, it’s better for both parties to communicate and attempt to resolve the matter. Courts often appreciate evidence of attempted settlement.

2. Prepare Required Documents

Documentation is everything. You’ll need to present all relevant documents (detailed below).

3. Submit Your Complaint to the RDC

You may submit your complaint:

• Online via the RDC eServices platform
• In-person at the RDC office located in Deira, near the Dubai Municipality Building

You can do the filing in Arabic or English, but all official documents must be translated into Arabic by a certified translator.

4. Mediation Session

A mediation session will be in place where a neutral officer attempts to resolve the issue. Many disputes are resolved at this stage without the need for a hearing.

5. Formal Hearing (if required)

If mediation fails, the case will escalate to the First Instance Court at the RDC. Both parties must attend and submit evidence to support their claims.

6. Issuance of Judgment and Appeal (if applicable)

The RDC will issue a binding judgment. If the dispute amount exceeds AED 50,000, either party can file an appeal within 15 days of the verdict.

Required Documents

Here’s what you’ll need when you file your rental dispute:

• Valid Ejari Certificate
• Signed Tenancy Contract (Original & Copy)
• Recent DEWA Bills (to prove occupancy or utility issues)
• Payment Receipts or Cheque Copies
• Copy of Emirates ID and Passport (for both tenant and landlord)
• Title Deed or Oqood Certificate (to prove ownership)
• Any Written Communication Related to the Dispute
• Photos or Videos (in case of property condition claims)
• Arabic-translated versions of all documents not already in Arabic

These documents must be accurate and complete to avoid case dismissal or delays.

Fees and Charges

Here’s an overview of applicable costs when filing a dispute:

You must pay the fees through the RDC portal or at the service center. You can verify updated charges on the RDC Fees & Tariffs page.

Case Study: Tenant Wins Eviction Dispute

Scenario: A tenant in Jumeirah was served a 12-month eviction notice due to “property sale.” Three months later, the unit was relisted at a higher rent instead of being sold.

Action Taken: The tenant filed a dispute with the RDC and submitted the listing screenshot and previous correspondence.

Outcome: The RDC ruled the eviction was unjustified. The landlord was ordered to renew the lease under the original terms and compensate the tenant’s legal fees.

Mistakes to Avoid

• Not Registering Ejari: Unregistered tenancy contracts are invalid in disputes. For further information on Ejari VS Tawtheeq in UAE rental system, you may follow the link. 
  
• Missing the 30-Day Filing Window: Some issues must be filed within 30 days of the incident.
• Failing to Translate Documents into Arabic: The officials accepts the documents in Arabic only.
• Ignoring Mediation: Refusing to attend mediation may harm your case.
• Delaying Legal Action: The longer you wait, the harder it may be to gather evidence or reverse damage.

Frequently Asked Questions

How to file a complaint against a landlord in Dubai?

1. Ensure you have a registered Ejari tenancy contract, as unregistered agreements will not be acceptable.
2. Gather supporting documents, including your tenancy contract, DEWA bills, proof of payment, and correspondence with the landlord.
3. Visit the Rental Dispute Center (RDC) either in person at their Deira office or file your case online through the official RDC eService portal.
4. Pay the registration fee (3.5% of annual rent, subject to a minimum and maximum limit).
5. Attend the mandatory mediation session. If unresolved, the case will proceed to a formal hearing where the RDC will issue a ruling.

What are my rights as a tenant in Dubai?

• Rent Increases must follow the RERA Rent Index and require a 90-day written notice.
• Evictions must comply with Law No. 33 of 2008, which allows eviction only under specific legal grounds (e.g., landlord wants to move in, demolish, or sell the property).
• Tenants have the right to peaceful enjoyment of the property, and landlords must handle major maintenance unless otherwise specified in the contract.
• Tenants can dispute unfair practices by landlords through the RDC.
• The security deposit must be returned at the end of tenancy, minus reasonable deductions for damages (not wear and tear).

How to legally evict a tenant in Dubai?

1. Serve a written 12-month eviction notice via notary public or registered mail.
2. Eviction must be based on valid grounds under Dubai Tenancy Law, such as:
   • The landlord wants to personally use the property.
   • Major renovation or demolition is required.
   • Non-payment of rent by the tenant.
   • Breach of contract terms.
3. The notice must clearly state the reason for eviction.
4. If the tenant contests the notice, the matter can be taken to the Rental Dispute Center for adjudication.

Any eviction carried out without following these steps may be ruled invalid by the RDC, and the landlord could face penalties or be ordered to reinstate the tenancy.

What happens if the landlord refuses to attend the hearing?

 The case can proceed in the landlord’s absence, and a default judgment may be issued.

Can I represent myself in the dispute?

 Yes, but many prefer to appoint a legal representative via Power of Attorney for complex cases.

Are all disputes accepted by the RDC?

 No. Cases involving freehold ownership disputes or building management may fall outside the RDC’s jurisdiction.

Can I submit evidence in English?

 All documents must be translated into Arabic by a certified legal translator to be admissible.

Is there a time limit to file rental disputes?

 Yes, typically disputes should be filed within 30 days from the date of incident, although exceptions exist.

Conclusion

Dubai’s real estate system is one of the most structured in the region, and its Rental Dispute Center plays a vital role in protecting tenant and landlord rights alike. Filing a rental dispute may seem daunting at first, but with the right documentation, a clear understanding of the process, and awareness of your legal rights, it can be navigated successfully.

If you’re a tenant facing eviction or a landlord struggling with late payments, knowing when and how to escalate the matter legally can save time, money, and stress. Dubai’s tenancy laws are designed to ensure fair play, and the RDC acts as a trusted forum for justice.

Don’t delay filing your complaint or preparing your case—especially if your housing situation or investment is at risk.

Need Guidance? Homecubes Is Here to Help

At Homecubes, we understand that legal disputes—especially those involving your home—can be complex and emotionally draining. While we currently await the issuance of our Virtual Assets Regulatory Authority (VARA) license and are not offering active tokenization services yet, our platform is attempting to empowering property owners and tenants with reliable real estate insights.

If you’re unsure about your next steps, need help understanding your rights, or are looking for trustworthy information on navigating Dubai’s rental system, we invite you to connect with us.

👉 Reach out to our team through our contact page and let us know how we can support you in your real estate journey—even before our official launch.

Let Homecubes be your partner in navigating Dubai’s evolving property landscape.