Landlord-Tenant Disputes in Dubai — RERA Rules (2026)

Rental disputes in Dubai follow strict rules. Law No. 26 of 2007 (as amended by Law No. 33 of 2008) governs the relationship between landlords and tenants in the Emirate of Dubai, and the Rental Dispute Settlement Centre (RDSC) — commonly called the Rental Dispute Committee — is the exclusive body authorized to hear these cases. Whether you are a tenant facing an unlawful eviction notice or a landlord dealing with a non-paying tenant, understanding the RDSC process, timelines, and your substantive rights is essential. This guide covers every stage from the initial complaint through to enforcement, with practical detail on grounds for eviction, rent increase limits, and when you need a real estate lawyer to protect your position.

What Is the RERA Rental Dispute Committee?

The Rental Dispute Settlement Centre (RDSC) is a specialized tribunal under RERA — the Real Estate Regulatory Agency — that has exclusive jurisdiction over landlord-tenant disputes in Dubai. No regular court can hear a rental dispute unless the RDSC has first declined jurisdiction or the dispute falls outside its mandate.

The RDSC was established by Decree No. 26 of 2013 and operates under the Dubai Land Department. It replaced the earlier system where rental disputes bounced between different courts with inconsistent outcomes. The RDSC handles all disputes arising from tenancy contracts registered (or required to be registered) in Ejari, Dubai's mandatory lease registration system.

The tribunal operates in three tiers:

• First Instance Committee — hears the original dispute and issues a binding judgment.
• Appeal Committee — reviews judgments where the disputed amount exceeds AED 100,000 (or any amount in eviction cases). Appeals must be filed within 15 days of notification of the judgment.
• Execution Department — enforces judgments through bank account attachment, salary deduction, travel bans, or eviction orders.

The RDSC's jurisdiction covers:

Cases filed at the RDSC do not require a lawyer — individuals can represent themselves. But the process is formal, evidence-based, and conducted primarily in Arabic. Having a real estate lawyer in Dubai significantly improves outcomes, especially in eviction and large-value disputes.

How Do You File a Complaint with the RDSC?

Filing a rental dispute requires first attempting resolution through the Dubai REST app or Amicable Settlement department. If mediation fails within 15 days, the RDSC registers the case as a formal complaint, assigns a hearing date, and notifies both parties. The filing fee is 3.5% of the annual rent (minimum AED 500, maximum AED 20,000).

The process follows a mandatory two-stage structure:

Stage 1 — Amicable Settlement (Mandatory)

Before the RDSC accepts a case, you must file through the amicable settlement service. This can be done online via the Dubai REST app or in person at the DLD customer service centres.

Required documents for filing:

• Copy of the tenancy contract (Ejari-registered)
• Copy of passport and Emirates ID
• Evidence supporting the complaint (bounced cheques, notice letters, photos of damage, bank statements)
• Ejari certificate
• Title deed (for landlords filing eviction cases)

The amicable settlement team contacts the other party and attempts mediation within 15 business days. If settlement is reached, it is recorded as a binding agreement. If not, the case is referred to the First Instance Committee.

Stage 2 — RDSC Hearing

Once referred, the RDSC assigns a case number and hearing date — typically within 2-4 weeks. Both parties receive notification via SMS and the Dubai REST app.

At the hearing:

1. Both parties present their arguments and evidence.
2. The committee may request additional documents or expert reports.
3. For eviction cases, the committee often conducts a property inspection.
4. Judgment is typically issued within 1-3 hearings (each spaced 2-3 weeks apart).

RDSC filing fees:

Fees are paid by the filing party but can be recovered as part of the judgment — the losing party typically bears the fees.

What Are the Legal Grounds for Eviction in Dubai?

Dubai law permits eviction only on specific grounds listed in Law No. 26 of 2007. A landlord cannot evict a tenant simply because the lease expires. Eviction requires either a qualifying reason during the lease term or a valid 12-month notarized notice before the lease renewal date for end-of-lease evictions.

This is where most misunderstandings — and most disputes — arise. Dubai law heavily favours tenant stability. Eviction grounds fall into two categories:

During the lease term (immediate grounds):

1. Non-payment of rent — Tenant fails to pay rent within 30 days of a notarized notice demanding payment.
2. Illegal subletting — Tenant sublets without written landlord consent.
3. Damage to property — Tenant causes substantial damage that cannot be restored.
4. Illegal or immoral use — Property used for unlawful purposes.
5. Commercial property left vacant — For commercial leases, if the tenant leaves the premises unoccupied for 30+ consecutive days (or 90 days for non-commercial).
6. Government demolition order — Property is condemned or ordered demolished.
7. Failure to comply with lease obligations — After 30-day notice to remedy the breach.

At lease expiry (12-month notice required):

1. Personal use — Landlord wants to use the property personally or for a first-degree relative. No re-renting for 2 years.
2. Demolition or major renovation — Supported by a technical report approved by Dubai Municipality. Must be genuinely uninhabitable during works.
3. Sale of property — New owner can request eviction, but only at the next lease renewal date with 12-month notice.

The 12-month notice must be delivered via notary public or registered mail. WhatsApp messages, emails, and verbal notices are not legally valid for eviction purposes.

What Rights Do Tenants Have During a Dispute?

Tenants retain possession of the property throughout the dispute process — no landlord can physically remove a tenant without an enforceable RDSC judgment. Tenants also have the right to renew leases, contest rent increases, claim maintenance, and recover security deposits, all enforced through the RDSC.

Tenant protections in Dubai are among the strongest in the Gulf region. Key rights include:

Right to remain in possession. A tenant cannot be forced out while a dispute is pending. Even after an RDSC eviction judgment, the tenant can appeal (if the case qualifies), and enforcement only proceeds after the appeal period expires or the appeal is decided.

Right to automatic renewal. If neither party gives notice to terminate, the lease renews automatically on the same terms. A landlord cannot refuse renewal without a valid eviction ground.

Right to contest rent increases. Rent increases must follow the RERA Rent Index Calculator. If a landlord demands more than the allowed percentage, the tenant can refuse, continue paying the existing rent, and file with the RDSC. See our detailed guide on rental increase laws in Dubai for the specific percentages.

Right to maintenance. Major structural repairs and essential maintenance (plumbing, electrical, air conditioning) are the landlord's responsibility unless the lease explicitly transfers specific items to the tenant. Cosmetic and minor maintenance typically falls on the tenant.

Right to security deposit return. The landlord must return the deposit (typically 5% of annual rent for unfurnished, 10% for furnished) minus documented deductions for actual damage beyond normal wear and tear. The landlord bears the burden of proving damage.

Right to Ejari registration. A landlord cannot refuse to register the lease in Ejari. If they do, the tenant can file with the RDSC to compel registration — and the unregistered status does not invalidate the tenant's rights.

How Long Does a Rental Dispute Case Take?

A typical RDSC case takes 2-4 months from filing to first-instance judgment, plus an additional 1-3 months if appealed. Amicable settlement adds 15 business days at the front end. Enforcement of a final judgment can take 2-8 weeks depending on the method.

The timeline depends on case complexity and whether the respondent cooperates:

Factors that extend the timeline:

• Expert reports — If the committee orders a technical assessment (common in damage or renovation disputes), this adds 4-6 weeks.
• Service of process difficulties — If the respondent cannot be located, the committee uses publication notice, adding 2-4 weeks.
• Multiple counterclaims — If the tenant and landlord both file claims, the committee consolidates them but requires additional hearings.

For urgent situations — such as a landlord cutting off utilities or changing locks — the RDSC can issue a temporary restraining order within days. This is an emergency measure, not the standard timeline.

What Happens If a Landlord Cuts Off Utilities?

Cutting off water, electricity, or air conditioning to pressure a tenant into leaving is illegal under Dubai law. The tenant can file an emergency complaint with the RDSC, report the matter to Dubai Police, and claim compensation for damages. The landlord faces penalties and weakens any pending eviction case.

This is one of the most common illegal tactics — and one of the most clearly prohibited. Article 31 of Law No. 26 of 2007 establishes that a landlord cannot take any action to force a tenant out except through the RDSC.

If utilities are cut:

1. Document everything — photographs, video, DEWA disconnection records, temperature readings (for A/C cutoffs).
2. Report to Dubai Police — File a report at the nearest police station. This creates an official record.
3. File emergency RDSC complaint — Request urgent interim measures. The RDSC can order restoration of utilities within days.
4. Claim compensation — The tenant can claim damages for hotel costs, spoiled food, medical expenses (heat-related), and general inconvenience.

Landlords who engage in self-help eviction tactics also damage their credibility in any pending RDSC case. Committees view utility disconnection as evidence of bad faith, which can influence judgments on other disputed issues.

Can a New Property Owner Evict an Existing Tenant?

A new owner who purchases a rented property inherits the existing lease and cannot evict the tenant until the lease expires. Even then, eviction requires a 12-month notarized notice served before the renewal date, citing personal use, demolition, or another qualifying ground under Article 25 of Law No. 26 of 2007.

This rule catches many property buyers off guard. Under Dubai law:

• The tenancy agreement binds the property, not just the original landlord. When ownership transfers, the new owner steps into the shoes of the previous landlord.
• The new owner must honour all existing lease terms — rent amount, duration, and conditions.
• The new owner can only request eviction at the end of the current lease term, with 12 months' prior notarized notice.
• The new owner can increase rent only according to the RERA Rent Index Calculator and only at the renewal date.

For property buyers, this means conducting tenancy due diligence before purchase. A real estate lawyer in Dubai will review existing Ejari records, verify current rent amounts, check for pending RDSC disputes, and advise on realistic timelines for vacancy. For a broader overview of the buying process, see our guide on buying property in Dubai as an expat.

For tenants, this means your lease is protected regardless of ownership changes. If a new owner pressures you to leave before the lease term ends, you have full recourse through the RDSC.

How Much Does a Real Estate Lawyer Cost for Rental Disputes?

Real estate lawyer fees for Dubai rental disputes typically range from AED 5,000 to AED 25,000 depending on case complexity, claim value, and whether the case goes to appeal. Most lawyers charge a flat fee or a combination of a retainer plus per-hearing fees. Contingency arrangements are rare in rental disputes.

Understanding the fee structure helps you budget and evaluate whether legal representation is worth the investment:

When a lawyer is most valuable:

• Eviction defence — The stakes are high (losing your home or business premises), and procedural mistakes are costly.
• High-value commercial leases — Where the rent exceeds AED 500,000/year, the ROI on legal representation is clear.
• Cross-claims and counterclaims — When both parties are filing against each other, coordination of strategy is critical.
• Enforcement — When the other party ignores the RDSC judgment and you need asset tracing or salary attachment.

For a broader overview of legal costs across practice areas, see our guide to lawyer costs in Dubai.

What About Off-Plan Property and Rental Disputes?

Off-plan property disputes fall outside the RDSC's jurisdiction unless the property has been handed over and a tenancy relationship exists. Disputes between off-plan buyers and developers are handled by RERA's internal dispute resolution or the Dubai Courts. However, once completed and rented, the property falls under standard tenancy law.

This is an important distinction. The RDSC only has jurisdiction over landlord-tenant relationships — not buyer-developer relationships. If you bought an off-plan unit and the developer is delaying handover, that is a separate legal track. For details on your rights as an off-plan buyer, see our guide on off-plan property laws in UAE.

Once the off-plan property is completed and you rent it out, all standard RDSC rules apply. And if you sell the completed property while it has tenants, the buyer inherits those tenancies as described above.

Frequently Asked Questions

Can a landlord evict a tenant for personal use in Dubai?

Yes, but only at the lease renewal date with 12 months' notarized notice. The landlord must prove genuine personal use intent, and the property cannot be re-rented for 2 years after eviction. The RDSC can deny the request if evidence suggests the claim is not genuine.

What happens if my landlord refuses to renew my Ejari?

The landlord is legally required to cooperate with Ejari registration and renewal. If they refuse, file a complaint with the RDSC to compel registration. You can also register through the Dubai REST app using your existing contract and payment evidence.

Can I withhold rent if my landlord refuses to make repairs?

No. Dubai law does not permit rent withholding. Even if the landlord fails to make necessary repairs, you must continue paying rent and file a separate RDSC complaint for the maintenance issue. Withholding rent gives the landlord grounds for eviction.

How do I enforce an RDSC judgment if the landlord ignores it?

The RDSC Execution Department can freeze bank accounts, garnish salaries, impose travel bans, and physically enforce eviction orders. You file an execution request with the judgment copy, and the department acts within 2-8 weeks.

Is there a time limit for filing a rental dispute?

Yes. Claims must be filed within the limitation period — generally one year from the date the cause of action arose for specific lease violations. For monetary claims like security deposit returns, the general commercial limitation of 10 years may apply, but filing promptly strengthens your case.

Keep Reading

• Rental Increase Laws in Dubai — RERA Calculator Guide
• Ejari Registration in Dubai
• Off-Plan Property Laws in UAE
• Buying Property in Dubai as an Expat
• Complete Guide to Real Estate Lawyers in UAE

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