Rental disagreements occur frequently for landlords and tenants all over the UAE, whether in Dubai or in the ADGM. Common problems include unpaid rent, serving of eviction notices, the handling of security deposits, rent increases, and maintenance matters in both residential and commercial properties. It is important to know the proper legal procedure since Dubai and the Abu Dhabi Global Market (ADGM) have entirely different systems.
The guide sets out the official rules concerning rental disputes in Dubai and those in ADGM in line with the current UAE regulations, in order that both property owners and tenants may safeguard their rights and settle any disagreements efficiently.
Understanding Rental Disputes in Dubai
The relationship between landlords and tenants is governed by Dubai Law No. 26 of 2007 (as amended by Dubai Law No. 33 of 2008. Rental disagreements concerning properties in Dubai, including most of the free zones, are exclusively within the jurisdiction of the Rental Disputes Centre (RDC), which was set up by Decree No. 26 of 2013.
The Dubai Land Department oversees the RDC and has in place a specialised fast-track procedure. The cases are initially handled by the Conciliation Department with a view to reaching an amicable settlement.
If an agreement is not reached, the case moves on to the First Instance Committee and, where relevant, to the Appeal Committee. A large number of the amicable settlements are completed within an average period of six days.
The most common types of disputes in Dubai are related to:
- Non-payment of rent,
- Unlawful rent increases,
- Eviction claims,
- The return of the security deposit, and
- Disagreements over maintenance.
It is a requirement to properly register the tenancy agreement with Ejari, and this registration serves as the basis for most claims.
Legal Framework and Key Rules in Dubai
Key rules that apply to rental disputes in Dubai include:
- Rental increases have to be in accordance with Decree No. 43 of 2013 and the RERA rental index, and a written notice of 90 days must generally be given before the contract expires.
- Eviction during the term of the lease is permitted only on limited grounds (for example, where someone has failed to pay after having been properly notified).
- At the end of the term, landlords must use the specific reasons stated in Article 25 and generally have to give 12 months’ notice if they wish to occupy the property themselves, sell it, demolish it, or carry out a major renovation.
- Eviction notices must be properly served, and it is best to do so by using a notary public or by registered post. Notices sent by informal methods are frequently dismissed.
- It is not possible for landlords to cut off the utilities or replace the locks during the term of a valid lease.
These rules set up a balanced system which safeguards both parties and at the same time supports market stability.
How to File a Rental Dispute at the Dubai RDC
Submissions are mainly made digitally through the official RDC website (rdc.gov.ae), the Dubai REST app, or the Real Estate Services Trustee Centres.
Typical required documents include:
- Copy of the latest Ejari-registered lease
- Emirates ID (individuals) or commercial licence and manager/owner ID (companies)
- Bank letter or statement showing the claimant’s IBAN
- Supporting documents include letters, notices, payment records, DEWA bills, cheques, and similar items.
- For eviction claims: notarised notice with proof of delivery
The documents have to be in Arabic or must be legally translated into Arabic.
- The fees usually amount to 3.5 % of the annual rent (or lease value), but have a minimum limit of AED 500 and a maximum of AED 20,000 in the case of most rental claims, such as those involving eviction, renewal, or termination.
- Monetary claims alone may have a lower cap (approximately AED 15,000);
- Typically, half of the basic filing fee is refunded when an amicable settlement is reached by way of conciliation. It usually begins with the Conciliation Department.
- If a settlement cannot be reached, the case is then referred to the First Instance Committee, and in some cases appeals can be made (particularly when the amount in question is above AED 100,000 or involves eviction), provided that certain rules are followed and a deposit is paid.
Common Types of Rental Disputes in Dubai
Common issues include:
- Non-payment or late payment of rent
- Rent increase disputes (above legal limits)
- Eviction notice or early termination
- Security deposit refund
- Maintenance and repair issues
- Unauthorised subletting
- Disagreements around contract renewals
Taking prompt action and keeping good records makes a big difference.
Rental Disputes in ADGM
The Abu Dhabi Global Market (ADGM) (Al Maryah Island, Al Reem Island) has its own common law system. The ADGM Courts Real Property Division handles real estate and tenancy disputes under the Real Property Regulations 2024.
Short Term Residential Lease Claims (STRLC) refer to residential leases that have a term less than four years. These disputes are dealt with under a very fast-track procedure (Part 41 Court Procedure Rules/Practice Direction 16). The aim is to resolve the issue within 2 months from the issue of the Claim Form.
The common issues for STRLC include:
- Non-payment of rent
- Repair/maintenance dispute
- Return of security deposit
- Renewal of lease/increase in rent
To file a claim, you can use the ADGM eCourts (online) system using specific forms (e.g., CFI 1B – short-term residential lease claims).
You must upload supporting documents like the lease, evidence of default, correspondence, etc. Also, court-annexed mediation is available.
ADGM follows English Common law principles together with the regulations. There is a clear and transparent process, all digital and different from the onshore systems.
Key Differences Between Dubai and ADGM Rental Disputes
| Aspect | Dubai (RDC) | ADGM |
| Legal basis | Law 26/2007 (as amended) + Decree 26/2013 | Real Property Regulations 2024 + Court Rules |
| Forum | Rental Disputes Center | ADGM Courts (Real Property Division) |
| Process style | Conciliation-first, specialised tribunal | Fully digital eCourts, common law |
| Short residential leases | Standard RDC process | Expedited STRLC (target 2 months) |
| Governing approach | Civil law / statutory | Common law + ADGM regulations |
The location of the property determines the correct forum. Filing in the wrong place can cause delays or dismissal.
Practical Tips for Landlords and Tenants
- Always register the leases properly (Ejari in Dubai; ADGM registration requirements apply within ADGM).
- Serve the notices properly and retain proof of delivery.
- Keep clear written records of all payments, correspondence, and condition of the property.
- Always attempt to resolve it amicably first, as that’s often the quickest route and can save money.
- Get professional advice as early as possible, particularly in the case of an eviction, a large claim, or a complex commercial lease.
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How Moores Rowland (MRI) Can Assist
Understanding a rental dispute in Dubai or ADGM is all about knowing the rules, the time limits and the process. Moores Rowland is a Dubai-based legal, tax and advisory firm with a broad range of experience in real estate, corporate litigation, commercial contracts and the associated disciplines. They provide practical, outcome-oriented advice and assistance to their clients in relation to landlord and tenant issues, dispute resolution and compliance.
Whether you need help with filing at the RDC, preparing an ADGM claim, reviewing a lease, or enforcing a judgment, experienced legal support can be of great value in protecting your position and getting you to an efficient outcome.
Ready to sort out your rental dispute? Get professional advice from Moores Rowland UAE on your particular circumstances.
