Renting a home in the UAE is extremely common, especially in cities like Dubai, Abu Dhabi, and Sharjah where the real estate market keeps expanding every year. With this rapid growth and continuous movement of residents, rental disagreements naturally occur. Many disputes arise simply because one party did not fully understand the tenancy laws, or because procedures were not followed correctly.
Every emirate in the UAE has clear rules designed to protect both sides. Dubai follows RERA regulations, Abu Dhabi has its Judicial Department frameworks, and Sharjah operates through its municipality guidelines. When these rules aren’t followed, even small misunderstandings can turn into major disputes.
Knowing your rights, documenting everything, and following the proper steps can prevent problems from escalating. And when a situation becomes difficult to manage on your own, professional support plays an important role in guiding you through the process smoothly and confidently.
Overview of Rental Laws and the Authorities that Handle Disputes
- Key laws and regulators: Dubai’s principal law regulating landlord-tenant relations is Law No. 26 of 2007 (and its amendments), with RERA and the Dubai Land Department running the rental index and enforcement systems. Other emirates have their own tenancy regulations and committees.
- Registration systems: In Dubai, the Ejari system (and DLD’s tenancy registration services) is mandatory for most leases, an Ejari / registered contract is usually required to bring a formal complaint or enforce rights. Other emirates use Tawtheeq or municipality tenancy registries.
- Who resolves disputes: Each emirate has a specific body, Dubai’s Rental Dispute Centre (RDC) / Rental Dispute Settlement Center, Abu Dhabi Real Estate Settlement Centre (Taswea), and Sharjah’s Rental Dispute sections under Sharjah Municipality. These bodies offer a path from complaint → mediation → committee hearing → execution (and from some decisions you can appeal to the courts)
Most Common Rental Disputes in the UAE
- Rent Increase Disputes: These disputes usually occur when landlords increase the rent beyond what is legally allowed or fail to provide the correct notice period. In Dubai, any rent increase must match the RERA rental index, and tenants should always verify proposed changes before agreeing.
- Security Deposit Deductions: Issues arise when landlords deduct amounts from the security deposit without valid reasons or without providing any supporting invoices. Problems are more common when the property’s condition is not documented properly during move-in or move-out, making it difficult to prove what caused the damage.
- Maintenance and Repair Disputes: Tenants and landlords often disagree on who is responsible for certain types of repairs. Structural and major issues are usually the landlord’s responsibility, while minor maintenance may fall on the tenant. Disputes frequently escalate when essential repairs are delayed or ignored.
- Early Termination of Tenancy Contract: These disputes happen when a tenant wants to move out before the contract ends or when the agreement contains unclear penalty clauses. The notice period and exit conditions must follow what is written in the contract, and misunderstandings often arise when these terms are not reviewed properly.
- Eviction Issues: Eviction-related disputes occur when landlords attempt to remove tenants without valid legal reasons or without following the proper notice procedure. Each emirate has its own allowed eviction grounds, and not following these rules often leads to formal complaints.
- Non-Payment of Rent: If a tenant delays or fails to pay rent, landlords may send official notices or raise the issue with the relevant dispute authority to recover overdue payments. These cases arise when payments are missed or when tenants do not have proof of timely transfers.
- Unregistered or Invalid Tenancy Contracts: When a tenancy contract is not registered through Ejari, Tawtheeq, or municipal systems, it cannot be used effectively in legal proceedings. This causes complications for both parties because unregistered contracts offer limited protection and make dispute resolution more difficult.
- Subletting Without Permission: Disputes occur when a tenant sublets the property without the landlord’s written approval. This is considered a breach of the contract and may lead to penalties, eviction actions, or cancellation of the tenancy.
- Disputes Over Property Condition and Hand-Over: Arguments are common during move-in and move-out when the property’s condition is not formally documented. Without inspection reports or photos, it becomes difficult to determine who is responsible for damages, leading to disagreements over cleaning, repairs, or painting costs.
How to Resolve Rental Disputes in the UAE?
- Review the Tenancy Contract Carefully: Start by reading your tenancy contract thoroughly, especially the sections covering rent terms, renewal rules, maintenance responsibilities, notice periods, early termination, and penalties. Make sure the contract is officially registered through Ejari, Tawtheeq, or the municipality system, as an unregistered contract limits your ability to file a legal complaint or enforce your rights.
- Try to Communicate and Negotiate: Many disputes can be resolved through clear, respectful communication. Explain the issue to the other party and refer to the relevant clauses in your contract to support your points. Always communicate through written channels such as email or WhatsApp so you have a proper record if the dispute progresses further.
- Gather All Necessary Evidence: Collect and organise important documents like your registered tenancy contract, rent payment receipts, photos or videos of the property’s condition, maintenance requests, written communication, and invoices or repair estimates. Having clear and complete records strengthens your position and helps authorities understand your case without confusion.
- File a Complaint with the Correct Authority: If discussions do not lead to a solution, submit your case to the official authority in your emirate, such as the Rental Disputes Center in Dubai, the Rent Dispute Settlement Committee in Abu Dhabi, or the Sharjah Municipality dispute section. They will review your documents, attempt mediation, and schedule hearings if needed.
- Use Mediation and Arbitration Options: Authorities often encourage mediation as the first step because it is faster and less costly than going to court. During mediation, both parties can present their side, and many cases are resolved at this stage. If your contract includes arbitration clauses, the dispute may be settled through arbitration, which provides a binding decision.
- Take Legal Action Only When Necessary: Court involvement is usually the final option when the issue is complex or when committee decisions are not enough. Legal action takes more time and may involve higher costs, so it is typically used only when other methods do not resolve the dispute.
- Seek Professional Assistance: When the situation becomes difficult to handle alone, consult real estate dispute specialists or legal advisors who can help draft notices, prepare evidence, review your contract, and represent you during hearings. Their guidance helps avoid mistakes and ensures the case moves forward smoothly.
Tips to Avoid Rental Disputes in the UAE
- Register your tenancy contract with Ejari/Tawtheeq.
- Read all terms, including renewal and notice clauses, before signing.
- Keep all payment receipts and records of communication.
- Document the condition of the property at check-in and check-out.
- Report maintenance issues immediately and in writing.
- Understand your rights under the tenancy laws of your emirate.
Conclusion
Rental disputes in the UAE are common but manageable when you understand your rights, follow the proper procedures, and keep things well-documented. With the right approach, starting from clear communication to knowing when to involve authorities, both tenants and landlords can resolve issues efficiently. Whenever expert support is needed, we’re here to help. Reyson Badger provides reliable Real Estate Dispute Services across the UAE, helping both tenants and landlords navigate cases smoothly and confidently.
