- Dubai Rental Framework — RERA, Tenancy Law & RDC Jurisdiction
- Types of Disputes Handled by the RDC
- Before You File — Notices, Ejari & RERA Rental Index
- How to File a Case at the RDC
- RDC Hearing Process — Mediation & Adjudication
- Appeal Procedure
- Enforcement of RDC Judgments
- Landlord & Tenant Checklists
- Legal Advice Box
- Frequently Asked Questions
Dubai's rental market is one of the most active in the world, yet disputes between landlords and tenants remain common. Whether you are facing unlawful eviction, an unjustified rent increase, or an unresolved deposit, the Rental Disputes Centre (RDC) provides a dedicated, relatively swift, and cost-capped forum for resolution. This guide explains every stage of the process — from pre-filing obligations to judgment enforcement — with precise reference to Dubai Tenancy Law No. 26 of 2007 (as amended by Law No. 33 of 2008) and current RERA regulations.
1. Dubai Rental Framework — RERA, Tenancy Law & RDC Jurisdiction
The Legislative Foundation
Residential and commercial tenancies in Dubai are primarily governed by Law No. 26 of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai, as materially amended by Law No. 33 of 2008. Together these laws define tenants' rights, landlords' obligations, permissible rent increases, eviction grounds, and the mandatory notice periods that must be observed before any eviction or rent-change notice takes legal effect.
The Real Estate Regulatory Agency (RERA), a division of the Dubai Land Department (DLD), is the sector regulator. RERA issues the Rental Index that sets the benchmark for lawful rent increases, accredits real estate agents, and maintains the Ejari system — the mandatory online tenancy registration portal. No tenancy contract in Dubai has legal standing in dispute proceedings unless it has been registered on Ejari.
The Rental Disputes Centre (RDC)
The RDC was established by Decree No. 26 of 2013 as a specialised judicial body within the Dubai Courts system. It has exclusive jurisdiction over all rental disputes arising from lease contracts involving properties located in Dubai (with the exception of the DIFC, which has its own courts). The RDC hears disputes between landlords, tenants, sub-tenants, and real estate agents relating to residential, commercial, and industrial premises.
The RDC operates in three primary layers: a Mediation and Amicable Settlement Division, a First Instance Circuit, and an Appeals Circuit. Cases not resolved at mediation proceed directly to the First Instance Circuit for adjudication by a panel of specialist judges.
2. Types of Disputes Handled by the RDC
Unpaid Rent
A landlord may file for recovery of outstanding rent, including post-dated cheques that have bounced, alongside a request for eviction where the tenant has failed to pay rent within 30 days of a formal notice to vacate (Article 25(1)(a), Law No. 26/2007 as amended). Dishonoured cheques may also constitute a criminal matter under Federal Decree-Law No. 14 of 2020 and may be pursued concurrently through the Public Prosecution.
Eviction Disputes
Law No. 33 of 2008 (amending Article 25) sets out the exhaustive list of grounds on which a landlord may seek eviction. These are:
- Non-payment of rent — after a 30-day notarised or registered-post notice.
- Owner personal use or use by a first-degree relative — requires 12 months' written notice served through a Notary Public or registered mail, and the landlord must not re-let the property for two years following eviction.
- Sale of the property — requires 12 months' notice; the landlord must demonstrate a genuine intent to sell and may not re-let within two years.
- Major renovation or demolition — requires a valid municipality permit; 12 months' notice must be given.
- Material breach of tenancy terms — for example, subletting without consent, or using the property for illegal purposes.
Importantly, a landlord cannot evict a tenant during a valid tenancy period on grounds of owner personal use or sale unless the contract term has expired and the mandatory notice period has elapsed.
Security Deposit Disputes
RERA guidelines and standard tenancy contracts require landlords to return the security deposit (typically 5% of annual rent for unfurnished and 10% for furnished properties) at the end of the tenancy, subject to lawful deductions for damages beyond fair wear and tear. Disputes over unjustified deductions or refusal to return deposits are among the most frequent RDC filings.
Maintenance and Repair Obligations
Under Article 16 of Law No. 26/2007, landlords are responsible for maintaining the property in a condition fit for its intended use and carrying out all structural and major repairs. Tenants are responsible for minor day-to-day maintenance. The RDC hears disputes where landlords have refused to carry out necessary repairs, where tenants have carried out repairs and seek reimbursement, or where disputes arise over whether a repair is the landlord's or tenant's responsibility.
Unlawful Eviction
A tenant who has been forcibly evicted without a court order — for example, by a landlord who has changed the locks, disconnected utilities, or physically removed the tenant's belongings — may file an urgent application at the RDC for reinstatement and compensation. Such conduct may also give rise to criminal liability.
Rent Increase Disputes
RERA's Rental Increase Calculator (published under Decree No. 43 of 2013) sets the maximum permissible rent increase based on the current market rent for comparable properties. Any rent increase in excess of the RERA-permitted percentage is void and unenforceable. A tenant who receives a rent-increase notice that exceeds the permitted cap may challenge it at the RDC.
3. Before You File — Notices, Ejari & RERA Rental Index
Ejari Registration — A Mandatory Prerequisite
The RDC requires a valid Ejari-registered tenancy contract as a foundational document in all proceedings. If your contract is not registered, you should register it through the Ejari portal (ejari.ae) or at a DLD-accredited typing centre before filing. While the absence of Ejari registration does not automatically bar a claim (see FAQs below), it will significantly weaken your position and may cause procedural delays.
Mandatory Notice Requirements
Observing the correct notice procedure is essential — failure to serve proper notice will result in a case being dismissed or an eviction order being refused:
- Non-payment eviction notice: 30 days' written notice, served via Notary Public or registered post, giving the tenant the opportunity to pay outstanding rent before eviction proceedings may be commenced.
- Own use, sale, or major renovation: 12 months' written notice, served via Notary Public or registered post. This notice must be served before the expiry of the current tenancy term where possible.
- Rent increase notice: 90 days' written notice before the renewal date of the tenancy, served via Notary Public or registered post. A rent increase notice served with less than 90 days' notice is legally ineffective for that renewal period.
- Non-renewal / vacancy notice: 90 days' written notice before the lease end date, if the landlord does not wish to renew. If neither party gives 90 days' notice, the tenancy renews automatically on the same terms.
RERA Rental Index Check
Before filing or responding to a rent increase dispute, consult the RERA Rental Increase Calculator available on the Dubai REST app or the DLD website. Under Decree No. 43 of 2013, the permitted increase is:
- 0% if current rent is within 10% below the RERA index value for comparable properties.
- Up to 5% if current rent is 11–20% below the index value.
- Up to 10% if current rent is 21–30% below the index value.
- Up to 15% if current rent is 31–40% below the index value.
- Up to 20% if current rent is more than 40% below the index value.
The RERA Rental Index is updated periodically, and the applicable figure is the index value at the time of the notice, not at the time of filing. Both landlords and tenants should print and retain the RERA calculator result as evidence.
Attempt Amicable Resolution
While not legally mandatory prior to filing, RERA encourages parties to attempt resolution through written correspondence before invoking the RDC. Keeping a clear paper trail — WhatsApp messages, emails, formal letters — will support your case at the mediation stage.
4. How to File a Case at the RDC
Step 1 — Choose Your Filing Channel
Cases may be filed through two channels:
- Dubai REST App — Available on iOS and Android. Create an account using your Emirates ID or UAE Pass, select "Rental Disputes", complete the e-form, upload documents, and pay the filing fee electronically. This is the fastest method and provides real-time case tracking.
- RDC Service Centre — Located at Dubai Courts, Bur Dubai. In-person filing with assistance from RDC staff. Required for cases involving urgent applications (injunctions or reinstatement orders) or complex multi-party disputes.
Step 2 — Prepare Your Documents
At a minimum, you will need:
- Ejari-registered tenancy contract (copy).
- Passport copy and Emirates ID of the applicant (and UAE residence visa copy if applicable).
- Title deed of the property (for landlords) or proof of occupancy (for tenants).
- Copies of all relevant notices served, with proof of service (Notary Public certificate or registered post receipt).
- Correspondence between the parties (emails, letters, WhatsApp screenshots).
- For rent-increase disputes: RERA Rental Increase Calculator printout.
- For unpaid rent: copies of dishonoured cheques, bank return notices, receipts.
- For deposit disputes: move-in and move-out condition reports and photographs where available.
- Power of attorney (if filing through a legal representative).
Step 3 — Pay the Filing Fee
RDC filing fees are calculated as 3.5% of the annual rent value stated in the tenancy contract, subject to a minimum of AED 500 and a maximum of AED 20,000. Additional administrative fees (typically AED 100–350) apply for document attestation, translation, and service of process. If the dispute does not relate to a specific rent amount (for example, a maintenance dispute), the fee is assessed by the RDC clerk based on the estimated value of the claim.
Filing fees are non-refundable regardless of the outcome, though the court may order the losing party to reimburse the winning party's filing fees as part of the judgment.
Step 4 — Serving the Other Party
Once a case is registered and the fee paid, the RDC issues a Case Number and schedules the first hearing (typically within 7–14 days). The RDC serves the respondent through official channels — by SMS notification linked to their Emirates ID, by bailiff, or by publication in a local Arabic-language newspaper if the respondent cannot be located. Applicants should ensure the respondent's correct contact details and address are included in the filing form to avoid delay.
5. RDC Hearing Process — Mediation & Adjudication
Stage 1 — Mediation
All RDC cases are referred first to the Mediation and Amicable Settlement Division. A trained mediator (not a judge) meets with both parties — separately or together — to explore a negotiated settlement. Mediation is confidential, and any statements made during mediation are not admissible in the adjudication stage if settlement fails.
If both parties reach agreement, the mediator drafts a settlement memorandum which is ratified by the court and has the force of a final judgment. Mediation typically concludes within one to three hearings over 15–30 days.
If mediation fails, the file is referred automatically to the First Instance Circuit. There is no separate filing step or additional fee at this point.
Stage 2 — First Instance Adjudication
The First Instance Circuit comprises one or three specialist judges. The case proceeds through the following steps:
- Pleadings exchange — Each party files written submissions (memoranda) setting out their claims and legal arguments, typically over two to three sessions.
- Evidence submission — Documents, photographs, expert reports, and witness statements are formally submitted to the court file.
- Expert appointment (if needed) — In complex maintenance, valuation, or property condition disputes, the court may appoint a technical expert. This typically adds 30–45 days to the timeline.
- Oral hearings — Brief oral hearings at which judges may question the parties' representatives.
- Judgment — The court issues a written reasoned judgment.
From referral from mediation to First Instance judgment, the typical timeline is 30 to 90 days for straightforward cases, and up to 6 months for complex or contested matters. Urgent applications (for example, reinstatement following unlawful eviction) may be heard on an expedited basis within 48–72 hours.
6. Appeal Procedure
Appeal to the RDC Appeals Circuit
A party dissatisfied with a First Instance judgment has 15 calendar days from the date of judgment notification to file a Notice of Appeal with the RDC Appeals Circuit. The appeal fee mirrors the First Instance fee structure (3.5% of annual rent, min AED 500, max AED 20,000). Filing an appeal does not automatically stay (suspend) enforcement of the First Instance judgment unless a stay is specifically applied for and granted by the Appeals Circuit.
The Appeals Circuit reviews the factual and legal record of the First Instance proceedings. It may affirm, vary, or reverse the First Instance judgment, or remit the case for re-hearing. The Appeals Circuit typically delivers its judgment within 30 to 60 days of the appeal being registered.
Cassation (Further Appeal)
Where a party believes the Appeals Circuit judgment contains a fundamental error of law, a further petition may be filed before the Dubai Court of Cassation. Cassation is not a rehearing of the facts; the Court of Cassation considers only whether the lower court misapplied or misinterpreted the law. The petition must be filed within 30 days of notification of the Appeals Circuit judgment. Legal representation by an advocate licensed to appear before the Court of Cassation is generally required.
7. Enforcement of RDC Judgments
Payment Orders
An RDC judgment ordering payment of a sum of money is enforced through the Dubai Courts Execution Department. The successful party must file an enforcement application accompanied by the authenticated judgment, after which the Execution Department may issue attachment orders against the debtor's bank accounts, salary, or other assets. Enforcement typically commences within 7–14 days of the enforcement application being accepted.
Eviction Orders
An RDC eviction judgment is enforced by the Dubai Courts Bailiff's Office. Once the judgment is final (or a stay has been refused), the landlord may apply to the Execution Department for an eviction warrant. The Bailiff's Office will attend the property on a scheduled date — typically with police presence — to effect the eviction. Tenants are given a final opportunity to vacate voluntarily before physical eviction is carried out. Typically the enforcement timeline from application to physical eviction is 2–6 weeks, depending on the court's schedule and the tenant's cooperation.
Practical Note on Enforcement
Judgments in favour of tenants — for example, for return of a security deposit or payment of compensation — are enforceable through the same Execution Department process. If the landlord is a company, enforcement may be taken against the company's bank accounts or registered assets. If the landlord is an individual who has left the UAE, enforcement becomes significantly more complex and may require international legal assistance.
8. Checklists for Landlords and Tenants
Landlord Checklist
- Ensure the tenancy contract is registered on Ejari before the tenancy commences.
- Serve all notices (rent increase, non-renewal, eviction) through a Notary Public or registered post — keep receipts.
- Observe the 90-day notice period for rent increases and non-renewal notices.
- Observe the 12-month notice period for own-use, sale, or major renovation evictions.
- Check the RERA Rental Index before serving any rent increase notice — do not exceed the permitted cap.
- Serve a 30-day notice before commencing non-payment eviction proceedings.
- Document property condition at handover with a signed inventory, photographs, and video.
- Retain all payment records, bank return notices for bounced cheques, and correspondence.
- Do not change locks, disconnect utilities, or remove the tenant's belongings without a court order — this constitutes unlawful eviction.
- Consult a lawyer if the eviction ground is owner personal use or sale — you will need to demonstrate genuine intent.
Tenant Checklist
- Ensure your tenancy contract is registered on Ejari — if the landlord has not registered it, you can register it yourself at a typing centre.
- Pay rent on time and retain proof of all payments (receipts, bank transfer confirmations).
- Respond to any notice within the stated period — silence can be treated as acceptance.
- Check the RERA Rental Index if you receive a rent increase notice — challenge any increase that exceeds the permitted cap within 90 days.
- Report maintenance issues to the landlord in writing (email or registered letter) and keep copies.
- Document the condition of the property at move-in and move-out with photographs.
- Do not withhold rent unilaterally — this can be used against you in eviction proceedings.
- If you receive a 12-month eviction notice (own use or sale), verify it was served through the correct channel and consult a lawyer if in doubt.
- File urgently at the RDC if the landlord changes your locks or cuts off utilities without a court order.
- Keep all WhatsApp messages, emails, and letters with the landlord as evidence.
9. Legal Advice
Not every rental dispute requires legal representation — straightforward deposit return claims or rent payment disputes are often resolved at the mediation stage without a lawyer. However, you should strongly consider instructing a specialist real estate lawyer in the following situations:
- You have received a 12-month eviction notice and are unsure whether the stated ground is genuine or lawfully served.
- You are a landlord seeking eviction on grounds of own use, sale, or demolition — the court scrutinises these claims closely and the consequences of failure (including a two-year ban on re-letting) are significant.
- The dispute involves a commercial property where the financial stakes are high.
- The case has proceeded to the Appeals Circuit or the Court of Cassation.
- You are seeking urgent interim relief (reinstatement after unlawful eviction, or an injunction).
- The other party is legally represented and you are not.
- The dispute involves a company, a trust, or multiple parties.
At Almaaiz Law Firm, our real estate litigation team has extensive experience before the RDC at all levels. We offer initial consultations to assess the merits of your case and advise on the most cost-effective strategy. Contact us to speak with a specialist.
10. Frequently Asked Questions
Can a landlord evict a tenant without a court order in Dubai?
No. Under Dubai Tenancy Law No. 26 of 2007 (as amended by Law No. 33 of 2008), a landlord cannot lawfully evict a tenant without first obtaining a judgment from the Rental Disputes Centre (RDC) and then executing it through the Dubai Courts Execution Department and Bailiff's Office. Self-help eviction — changing the locks, cutting off water or electricity, removing the tenant's belongings, or threatening the tenant — is illegal and may expose the landlord to both civil liability (compensation claim at the RDC) and criminal liability. A tenant who is unlawfully evicted may apply to the RDC on an urgent basis for a reinstatement order, which can be issued within 48 to 72 hours in clear-cut cases.
What is the maximum rent increase allowed in Dubai?
The maximum permissible rent increase in Dubai is governed by RERA Decree No. 43 of 2013 and is calculated by reference to the RERA Rental Increase Calculator, which benchmarks your current rent against the market rate for comparable properties in your area. If your current rent is within 10% below the RERA index value, your landlord cannot increase the rent at all. If your rent is 11–20% below the index, the maximum increase is 5%; 21–30% below allows up to 10%; 31–40% below allows up to 15%; and more than 40% below allows up to 20%. No increase above 20% in any single renewal period is permitted regardless of how far below the market the rent is. Importantly, a rent increase notice must be served at least 90 days before the renewal date; a notice served with less than 90 days' notice takes no effect for that renewal cycle. Any increase exceeding the RERA-permitted cap can be challenged at the RDC and will be set aside.
How much does it cost to file a rental dispute in Dubai?
The filing fee at the Rental Disputes Centre is 3.5% of the annual rent value specified in the tenancy contract, subject to a minimum of AED 500 and a maximum of AED 20,000. For example, if your annual rent is AED 60,000, the filing fee is AED 2,100 (3.5% × 60,000). If your annual rent is AED 700,000 or more, the fee is capped at AED 20,000. Additional administrative charges — for document translation, Notary Public attestation, expert fees, and bailiff costs — will arise as the case progresses and are charged separately. Where both parties each file a claim (counterclaim), each party pays a separate filing fee. The winning party can ask the RDC to order the losing party to reimburse the filing fee in the judgment, and this is commonly awarded. All fees are paid electronically through the Dubai REST app or at the RDC service counter.
Can a tenant withhold rent if the landlord doesn't do repairs?
Strictly speaking, no — unilaterally withholding rent is not a recognised remedy under Dubai Tenancy Law and creates significant legal risk for the tenant, as the landlord can use the non-payment as the basis for an eviction notice and RDC proceedings. The correct course of action is to notify the landlord of the required repair in writing (email or registered letter), allow a reasonable time for the landlord to respond, and if the landlord refuses or fails to act, file a claim at the RDC seeking either an order compelling the landlord to carry out the repair or authorisation to carry out the repair yourself and deduct the reasonable cost from future rent. In urgent cases involving a health or safety risk — for example, a broken water heater, sewage leak, or structural defect — the RDC can issue an expedited order. Tenants should document all defects thoroughly with photographs and written reports before and during the dispute. Retaining evidence that the landlord was notified is essential to any maintenance claim.
What happens if I don't have Ejari registration — can I still file?
Yes, you can still file a case at the RDC without Ejari registration, but the absence of Ejari weakens your procedural position and may cause delays. The RDC may accept other evidence of the tenancy — a signed but unregistered contract, bank transfers evidencing rent payments, utility bills, or correspondence — as supporting evidence of the existence and terms of the tenancy. However, an unregistered contract is not legally binding on third parties (for example, a new buyer of the property) and may reduce the weight given to your claim on certain issues. If you have a tenancy but no Ejari, you should register as soon as possible: registration can be done at any Ejari-approved typing centre or online, and it is possible to register a contract even after it has commenced or after a dispute has arisen. The landlord's failure to register on Ejari — where the landlord was responsible for registration — does not extinguish the tenant's rights and will generally be viewed unfavourably by the RDC against the landlord.
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Published 2 June 2026. General information only — not legal advice. Contact us for matter-specific advice.