Handling Rental Disputes in Dubai

Disputes between landlords and tenants are common, often avoidable and rarely simple once they begin. Most turn on timing, process, or assumptions about what the law allows. Dubai’s rental framework is structured, but it leaves little room for error when things go wrong. Tenants and landlords are expected to follow fixed steps at each stage of the tenancy and even small missteps can carry weight. This article looks at how rental disputes arise, how the law treats them and what tenants and landlords need to understand before taking action.

Common triggers for disputes

Disputes tend to centre on a few recurring issues:

• Rent increases that exceed what the index allows. Landlords may apply hikes mid-contract or without proper notice, while tenants often assume the cap applies automatically.
• Early termination or failure to vacate. Some tenants give notice but overstay, others leave without serving the correct period. Landlords may issue notices incorrectly or rely on informal terms that carry no legal weight.
• Repairs and maintenance. Tenants report problems, landlords delay, and both sides argue over who is responsible. Minor issues can quickly turn into formal claims.
• Deposit deductions. At handover, landlords charge for cleaning or wear and tear, and tenants dispute the amounts. Misunderstandings often stem from unclear clauses or lack of documentation.
• Landlord repossession or sale. Even when allowed by law, reclaiming a property mid-lease can trigger disputes, especially if notice periods or conditions aren’t followed precisely.

Eviction rules and limits

Eviction is tightly regulated under Article 25 of Law No. 26 of 2007. Landlords can end a tenancy on specific grounds, such as selling the property, moving in themselves, or carrying out structural works but only if they give 12 months’ notice through notary public or registered mail. That notice must state the reason clearly and the landlord must follow through. For example, if they claim owner use, they can’t rent the unit to someone else for at least two years.

Separate rules apply when the tenant breaches the contract. In these cases, eviction can be pursued without the 12-month period, but only after a formal notice to remedy the breach has been served and ignored. Late payments, illegal use, or property damage fall under this category, though the courts will weigh each case carefully.

Where disputes arise, it is often because one side assumes that notice alone is enough or fails to prove that the legal conditions have been met.

Rent increase disputes

Rent increases are controlled by law and tied to the official rental index. Landlords can raise the rent only if the current rate falls below a set threshold and only by the percentage allowed under the RERA calculator. This tool compares the existing rent to the market average for similar properties and determines whether an increase is permitted.

Disputes usually arise when a landlord issues a notice without checking the calculator, or when the increase goes beyond the limit. Timing is another common trigger. Notice must be served at least 90 days before renewal unless the tenant agrees otherwise in writing. Verbal notice or vague emails often cause problems later.

Tenants who receive an invalid rent hike can challenge it by filing a case with the Rental Dispute Centre. The outcome typically depends on whether the increase complies with the calculator and whether the landlord followed the proper notice process. Anything less and the claim rarely holds.

Maintenance, repairs and deposit disagreements

In practice, disputes around maintenance usually stem from timing and interpretation. Tenants are expected to handle small fixes, while landlords cover larger repairs unless the contract states otherwise. What tends to happen, though, is that both sides delay or disagree on where the line is. Air conditioning breakdowns are a common flashpoint, especially in summer, and often sit in that grey area.

Deposit disagreements typically surface at the end of the lease. Landlords may hold back part of the amount for cleaning or repairs, while tenants expect a full refund. The law allows deductions for damage, not general wear from normal use, but the difference isn’t always clear. Without a signed handover form or a proper inventory at the start, people fall back on emails, phone pictures or messages which rarely settle things.

How the Rental Dispute Settlement Centre works

If the dispute can’t be settled informally, either party can file a case at the Rental Dispute Settlement Centre, the judicial body under Dubai’s Land Department that handles rental claims. The process starts with mediation. If that fails, it moves to the judicial arm, where a tribunal reviews the case and issues a binding decision.

Applicants need a copy of the Ejari certificate, tenancy contract, Emirates ID or passport, any notice letters or WhatsApp messages, plus receipts or transfer records showing payment. All documents must be uploaded to the portal or handed in at the centre, depending on how the case is filed.

Filing fees are based on the rent amount and typically range from a few hundred dirhams to several thousand. Most cases settle or are decided within a few weeks, although complex ones can take longer. Orders issued by the tribunal are enforceable through the Dubai Courts system which in practice, gives tenants and landlords a legal path to recover funds or regain possession where other efforts have failed.

When legal advice helps

Where leases run long or values are high, it often makes sense to bring in legal advice early. Issues linked to renewal terms, multi-year increases or subletting clauses can escalate quickly if left unreviewed. The same goes for cross-border arrangements involving offshore landlords or overseas tenants, where enforcement or notice procedures may vary.

A short consultation at the outset or first sign of trouble often avoids drawn-out disputes.