Types of Tenancy Disputes in Dubai

Table of Contents

1. Introduction
2. Legal Framework Governing Rental Disputes
3. Common Types of Rental Disputes in Dubai
   • 1. Rent Increase Disputes
   • 2. Eviction-Related Disputes
   • 3. Security Deposit Deductions
   • 4. Maintenance and Repairs
   • 5. Breach of Contract Terms
   • 6. Early Termination Conflicts
   • 7. Disputes over Utility Bills or Shared Services
4. How the Rental Dispute Center (RDC) Resolves Cases
5. Case Study: Security Deposit Dispute in Downtown Dubai
6. Common Mistakes Tenants and Landlords Make
7. Fees and Charges Involved in Filing a Dispute
8. FAQs on Rental Disputes in Dubai
9. Conclusion
10. Resolve Rental Disputes the Smart Way – With Homecubes

Introduction

As one of the most dynamic rental markets in the world, rental disputes in Dubai are not uncommon. Both landlords and tenants often find themselves navigating disagreements that arise from misunderstandings, contract violations, or changes in market conditions.Besides, there are a few hidden rental cost in Dubai, that many tenants are not aware of, so it would potentially lead to a rental disputes because of unawaring. Fortunately, Dubai offers a legal, efficient process to resolve such issues.

The high demand for affordable housing in the UAE has created opportunities for fraudsters to exploit unsuspecting tenantshttps://t.co/VaoPGgnAWY

— Khaleej Times (@khaleejtimes) July 2, 2025

This article highlights the most frequent types of tenancy disputes, outlines how they can be addressed through legal channels, and provides proactive tips for avoiding them altogether.

Legal Framework Governing Rental Disputes

Dubai’s tenancy laws :

• Law No. (26) of 2007 and Law No. (33) of 2008 – regulating rental relationships
• The Dubai Land Department (DLD) and Real Estate Regulatory Agency (RERA) – setting guidelines
• The Rental Dispute Center (RDC) – Dubai’s judicial body to settle rental disagreements

Every tenancy contract must be registered with Ejari, which makes it a legally binding document. Once registered, both parties are bound to follow the terms or face legal action via RDC.

Common Types of Rental Disputes in Dubai

1. Rent Increase Disputes

One of the most reported issues involves unjustified rent hikes.

Causes:

• Landlords failing to adhere to RERA’s rental index
• Not giving 90-day notice before lease renewal
• Misinterpretation of the Rent Calculator results

Resolution:
Tenants can file a complaint at the RDC if they believe the increase violates Dubai’s regulated thresholds.

Read more on RERA’s rent calculator

2. Eviction-Related Disputes

Dubai law allows eviction only under certain conditions such as:

• Property sale
• Major renovations
• Tenant’s failure to pay rent

Problem: Many tenants receive unlawful eviction notices without proper justification or notice (12-month notice period required).

Resolution: The RDC evaluates the legality of eviction notices and can rule against landlords who misuse this right. Hence, It is important for landlords to understand the guide to tenancy eviction notices in Dubai, before going through the process.

3. Security Deposit Deductions

Disputes commonly arise at the end of tenancy when:

• Landlords deduct large sums without valid reasons
• Normal wear and tear is treated as damage

Legal Note: As per Dubai law, only actual damage beyond normal use justifies deductions.

4. Maintenance and Repairs

Tenants often face issues when:

• Landlords fail to perform major repairs
• Tenants are wrongly asked to fix structural or AC faults

According to Bayut, under Article 16 of Dubai’s tenancy laws, landlords are legally responsible for ensuring the property is safe and habitable—including handling structural repairs and maintaining essential systems like plumbing, electrical wiring, and air conditioning. They may delegate minor fixes in the rental contract, but primary responsibility remains with the landlord

5. Breach of Contract Terms

Examples include:

• Landlords entering the property without notice
• Tenants using property for commercial purposes without approval
• Subletting without consent

In such cases, the party violating the terms can be held liable for breach.

6. Early Termination Conflicts

Most contracts impose penalties for early exits. Disputes arise over:

• Unreasonable cancellation fees
• Refusal to return deposits
• Denial of notice period rights

Tip: Always negotiate and document termination terms in the contract clearly.

7. Disputes over Utility Bills or Shared Services

When bills are not in the tenant’s name or split among units, disagreements occur about:

• Water/electricity usage
• Service charges
• Chiller fees

Resolution often requires proof via DEWA statements or service charge breakdowns.

How the Rental Dispute Center (RDC) Resolves Cases

The RDC operates under the DLD and provides fast-track legal resolution to rental disputes. The typical process includes:

1. Online Filing – Through https://dubailand.gov.ae/en/#/
2. Conciliation Session – Initial attempt at mediation
3. Judicial Review – If unresolved, a judge hears the case
4. Enforcement – Final ruling issued and legally binding

RDC decisions are usually made within 30–60 days, making it a quicker alternative to civil court.

Case Study: Security Deposit Dispute in Downtown Dubai

Situation: A tenant moved out after 2 years in a Downtown apartment. The landlord refused to return the AED 6,000 deposit citing “painting and minor wall cracks.”

Action: The tenant filed a complaint with the RDC and submitted:

• Ejari-registered contract
• Photographs of the unit
• A third-party inspection report

Outcome: RDC ruled in the tenant’s favor. The landlord was ordered to return the full deposit and pay AED 500 in administrative fees.

Common Mistakes Tenants and Landlords Make

Tenants

• Not registering Ejari contracts
• Ignoring illegal eviction notices
• Leaving without written documentation of condition

Landlords

• Not following proper notice period rules
• Unlawful rent hikes
• Failing to provide maintenance records

Avoiding these mistakes can save both time and legal costs.

Fees and Charges Involved in Filing a Dispute

Most costs are borne by the party initiating the complaint, unless the court rules otherwise.

FAQs on Rental Disputes in Dubai

Q1: Can I file a dispute without an Ejari contract?
Technically no. All tenancy contracts must be registered with Ejari to be valid in RDC proceedings.

Q2: Is mediation mandatory before court ruling?
Yes. The RDC initiates a reconciliation phase before escalating the case.

Q3: Can landlords increase rent during a dispute?
No. Rent changes must be paused until legal clarity is provided.

Q4: How long does RDC take to resolve a case?
Most cases are resolved within 30–60 days.

Q5: Can I appeal the RDC’s decision?
Yes. If the claim exceeds AED 100,000, appeals can be submitted within 15 days of the verdict.

Conclusion

Understanding the various types of rental disputes in Dubai is essential for both landlords and tenants navigating the city’s fast-paced and regulated real estate market. From unlawful rent increases to disagreements over maintenance responsibilities and deposit returns, these issues can lead to significant financial and emotional stress if not handled properly.

Fortunately, Dubai offers a robust legal framework through the Rental Dispute Center (RDC), enabling swift and fair resolution of tenancy issues. But the best way to handle disputes is to prevent them altogether—by drafting detailed tenancy agreements, registering with Ejari, maintaining clear communication, and documenting all interactions.

As the rental landscape continues to evolve with digital platforms and legal reforms, being informed is the first line of defense. Whether you’re an investor with multiple properties or a tenant seeking long-term housing, proactive awareness of your rights and obligations is the key to building lasting, trouble-free rental relationships.

Resolve Rental Disputes the Smart Way – With Homecubes

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