Real estate law in Dubai: who decides what
Dubai has a specialised system for property disputes. Knowing where your dispute belongs saves time and fees.
| Dispute | Forum | Main rules |
|---|---|---|
| Landlord and tenant disputes | Rental Dispute Centre (RDC) | Law No. 26 of 2007 as amended by Law No. 33 of 2008, and Decree No. 26 of 2013 |
| Rent increases | RDC, using the DLD Rental Index | Decree No. 43 of 2013 |
| Off-plan buyer defaults | Dubai Land Department, then courts or arbitration | Article 11 of Law No. 13 of 2008, as amended by Law No. 19 of 2017 |
| Delayed or cancelled projects, escrow | DLD, RERA and the courts | Law No. 8 of 2007 on escrow accounts |
| Sale, co-ownership and title disputes | Dubai Courts | UAE Civil Code and Dubai property laws |
Rental disputes at the Rental Dispute Centre
The RDC hears claims between landlords and tenants: unpaid rent, eviction, rent increases, deposit refunds, maintenance, and renewal or termination of leases. It works in Arabic, so English documents, emails and messages must be translated by a translator licensed by the Ministry of Justice. An amicable settlement stage is available before the case goes to a judge.
Rules every landlord and tenant should know
- Changing lease terms: either party who wants to change the terms on renewal, including the rent, must generally give at least 90 days' notice before the lease ends, unless the contract says otherwise.
- Rent increases are limited by the DLD Rental Index under Decree No. 43 of 2013.
- Eviction for the landlord's own use, sale, demolition or major renovation requires at least 12 months' notice, served through a notary public or registered mail, after the lease ends.
- Eviction for unpaid rent generally requires notice giving the tenant 30 days to pay.
- Filing a case does not suspend rent. If a landlord refuses to accept rent, a tenant can deposit it through the RDC.
The rental dispute process, step by step
- Try to resolve it in writingSend a clear written request and keep a record. This is often required evidence later.
- Serve the required noticeEviction and renewal disputes depend on correct notice, through a notary public or registered mail where the law requires it.
- Prepare documentsEjari-registered tenancy contract, Emirates ID, IBAN letter, notices, cheques, payment proof and translated correspondence.
- File the caseFile online through the RDC or at a Real Estate Services Trustee centre, and pay the fees.
- Amicable settlementThe RDC may try to settle the dispute before it goes to a judge.
- Hearing and judgmentHearings are usually held remotely. The RDC often rules within one or two hearings.
- AppealJudgments under AED 100,000 are final. Others can generally be appealed within 15 days.
- ExecutionIf the other side does not comply, open an execution file to evict, collect money or enforce a renewal.
Off-plan property disputes
When an off-plan buyer misses payments, the developer cannot simply cancel the contract. It must notify the Dubai Land Department, which gives the buyer 30 days to pay or settle. If the buyer does not, the DLD issues a certificate showing the project's completion percentage, which decides what the developer may do:
| Project completion | Developer options |
|---|---|
| Over 80% | Keep the contract and claim the balance, request an auction of the unit, or terminate and keep up to 40% of the unit's value |
| 60% to 80% | Terminate and keep up to 40% of the unit's value |
| Under 60% | Terminate and keep up to 25% of the unit's value |
| Work not started for reasons outside the developer's control | Terminate and keep up to 30% of the amounts paid |
| Project cancelled by RERA | Buyer is entitled to a refund of all amounts paid under the escrow law |
A developer that skips these steps acts unlawfully, and buyers can challenge it in court or arbitration. Buyers whose projects are delayed or cancelled can also claim refunds and compensation.
Typical timelines
| Matter | Typical timeline |
|---|---|
| RDC rental case | Often under a month; longer if an expert is appointed |
| RDC appeal (claims of AED 100,000 or more) | Filed within 15 days; usually decided in 1 to 3 months |
| Eviction for owner's use or sale | 12 months' notice plus the case itself |
| Off-plan default procedure at DLD | 30-day notice period, then termination steps |
| Court case on sale, title or developer delay | 6 to 18 months, depending on expert reports and appeals |
Real estate dispute costs
- RDC fees: 3.5% of the annual rent for eviction, renewal or termination claims, with a minimum of AED 500 and a maximum of AED 20,000. Monetary claims are charged at 3.5% of the amount claimed, up to AED 15,000. Small service and knowledge fees are added.
- Translation: English documents and messages must be translated by a Ministry of Justice licensed translator.
- Notary and notices: notarised eviction notices carry notary fees.
- Court fees: property cases at Dubai Courts carry fees based on the claim value; check the current amount using the Dubai Courts fee calculator.
- Our legal fees: we give a written quote after reviewing the contract and correspondence. RDC cases are often handled for a fixed fee; larger disputes are quoted by stage.
Buying property in Dubai: protect yourself before you sign
Most property disputes can be prevented at the contract stage. Before you buy, check that the developer and project are registered with the Dubai Land Department, that off-plan payments go into the project's escrow account rather than to the developer directly, and that the sale and purchase agreement states the completion date, the payment plan, the specifications and what happens if the project is delayed. For ready property, confirm the title deed, any mortgage on the unit, outstanding service charges and whether the unit is tenanted. Remember to budget for the Dubai Land Department transfer fee, which is generally 4% of the property value, plus registration and trustee fees.
- Never pay off-plan instalments outside the project's escrow account.
- Keep all receipts, statements of account and correspondence with the developer.
- Read the termination and delay clauses carefully, and ask for changes before signing.
- For a tenanted property, review the existing lease, because the buyer generally takes over the landlord's position.
How Husain Al Ali Advocates can help
We act for landlords, tenants, buyers, investors and developers. We draft and review tenancy and sale contracts, serve legally valid notices, represent clients at the RDC and Dubai Courts, challenge unlawful off-plan terminations, recover refunds from delayed projects, and enforce judgments. We work in Arabic and English.
Book a consultation at our Oud Metha office, call +971 4 451 0523, or message us on WhatsApp with your contract and the key correspondence.
This page is general information about Dubai real estate law, not legal advice. Fees and procedures can change; please confirm current rules for your case.
Do not rely solely on the information available on the website; you should consult a lawyer to clarify many matters.
Frequently asked questions
How much does it cost to file a rental case in Dubai?
3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000, plus small service fees. Monetary claims are charged at 3.5% of the amount claimed, up to AED 15,000.
How long does a Rental Dispute Centre case take?
Many cases are decided within one or two hearings, often in under a month. Cases that need an expert take longer.
Can my landlord evict me to sell the property?
Yes, but only after the lease ends and with at least 12 months' notice served through a notary public or registered mail.
How much can my landlord increase the rent?
Increases are limited by the DLD Rental Index under Decree No. 43 of 2013, and the landlord must generally give 90 days' notice before the lease ends.
Can I appeal an RDC judgment?
Judgments under AED 100,000 are final. Larger claims can generally be appealed within 15 days.
Can a tenant stop paying rent while a case is pending?
No. Filing a case does not suspend rent. If the landlord refuses payment, the tenant can deposit the rent through the RDC.
What happens if I miss payments on an off-plan property?
The developer must notify the DLD, which gives you 30 days to pay or settle. After that, the developer's options depend on the project's completion percentage.
Can I get a refund if my off-plan project is cancelled?
If RERA cancels the project, buyers are entitled to a refund of the amounts paid under the escrow law. Delayed projects can also give rise to refund and compensation claims.
How do I get my security deposit back?
Request it in writing with proof of handover, inspection photos and final utility clearances. If the landlord refuses, you can file a monetary claim at the RDC.
Do I need a lawyer at the Rental Dispute Centre?
It is not mandatory, but a lawyer helps you serve valid notices, present evidence properly and avoid losing on technical grounds, especially in eviction cases.