RERA Rental Dispute Dubai – How to File Complaint and Settlement Process 2026

Rental disputes between landlords and tenants are common in Dubai. Whether it is a disagreement over rent increases, security deposit refunds, maintenance responsibilities, or eviction notices, Dubai has a well-established legal framework and dedicated dispute resolution center to handle these issues fairly and efficiently. The Real Estate Regulatory Authority (RERA) and the Rental Disputes Centre (RDC) — also known as the Rental Disputes Settlement Centre (RDSC) — are the primary authorities responsible for resolving rental conflicts in Dubai.

This comprehensive 2026 guide walks you through everything you need to know — from understanding your rights as a tenant or landlord under Dubai rental law, to the exact steps for filing a complaint, the evidence you need, the fees involved, and what happens during and after the hearing.

Understanding Dubai Rental Law

Rental laws in Dubai apply equally to all residents, whether you are on an employment visa or hold a Golden Visa through property investment. Landlords with mortgaged properties have specific obligations regarding tenant notification if the property is under bank financing.

Rental relationships in Dubai are governed by Law No. 26 of 2007 (as amended by Law No. 33 of 2008) — commonly known as the Dubai Tenancy Law. Key provisions include:

Ejari Registration: All rental contracts in Dubai must be registered through the Ejari system. An unregistered tenancy contract is not enforceable in disputes.
Rent Increase Limits: Rent increases are regulated by the RERA Rental Index (rent calculator). Landlords can only increase rent if the current rent is below the market average by specific percentages.
Eviction Rules: Landlords must provide 12 months written notice through notary public or registered mail for eviction. Valid reasons for eviction are limited and specifically defined in the law.
Security Deposit: Typically 5% of annual rent for unfurnished properties and 10% for furnished properties. The deposit must be refunded at the end of the tenancy minus any legitimate deductions.
Maintenance: Major structural maintenance is the landlord’s responsibility. Minor repairs and day-to-day maintenance may be the tenant’s responsibility unless stated otherwise in the contract.

Common Types of Rental Disputes

Security deposit disputes are among the most common. To ensure proper documentation and financial tracking, use a dedicated bank account for all rental transactions. Both landlords and tenants benefit from maintaining clear financial records.

Disputes Filed by Tenants

Security deposit not refunded by landlord
Illegal or excessive rent increase
Landlord refusing to make necessary repairs or maintenance
Illegal eviction or eviction without proper notice
Landlord entering the property without permission
Double charging or overcharging for services like DEWA or chiller
Landlord refusing to renew the Ejari registration

Disputes Filed by Landlords

Tenant not paying rent
Tenant causing damage to the property
Tenant subletting without permission
Tenant refusing to vacate after contract expiration and proper notice
Tenant using the property for unauthorized purposes
Tenant not paying utility bills

Step by Step Process to File a Rental Dispute

Step 1 — Attempt Direct Resolution

Before filing a formal complaint, try to resolve the issue directly with the other party. Communicate in writing (email or WhatsApp) and keep records of all correspondence. This documentation will be valuable if the dispute escalates.

Step 2 — File a Complaint with RERA

If direct resolution fails, file a complaint with RERA through the Dubai REST app or the Dubai Land Department website. RERA acts as a mediator and attempts to resolve the dispute amicably before it reaches the Rental Disputes Centre.

To file with RERA, you need:

Copy of Ejari (registered tenancy contract)
Copies of communication with the other party
Supporting evidence (photos, receipts, notices)
Emirates ID and passport copies

Step 3 — RERA Mediation

RERA will review the complaint and attempt mediation between the parties. Both parties may be called for a hearing at RERA offices. If mediation is successful, the case is closed with an amicable settlement. Mediation typically takes 5-15 working days.

Step 4 — File with the Rental Disputes Centre (RDC)

If RERA mediation fails, the case is escalated to the Rental Disputes Centre (RDC). You can file a case directly at the RDC offices located in the DLD building or online through the Dubai REST app.

Step 5 — Pay the Filing Fee

The RDC charges a filing fee of 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000. For eviction cases, the fee is typically 3.5% of the annual rent. For security deposit disputes, the fee is 3.5% of the claimed amount.

Step 6 — Submit Evidence and Documents

Submit all supporting documents including:

Ejari registration certificate
Copy of the rental contract
Landlord or tenant Emirates ID and passport
Title deed of the property (if available)
Evidence of the dispute (correspondence, photos, receipts, bank statements showing rent payments)
Notice letters (especially for eviction cases — the 12-month notice must be via notary public)
RERA mediation report (if mediation was attempted)

Step 7 — RDC Hearing

Both parties are notified of the hearing date. Hearings are conducted in Arabic (translators are available). Each party presents their case and evidence. The judge may ask questions and request additional documentation. Cases are typically heard within 15-30 days of filing.

Step 8 — Judgment

The RDC issues a judgment which is binding on both parties. The judgment is typically issued within 7-15 days after the final hearing. The judgment can include orders for payment (rent, deposit refund, damages), eviction orders, or dismissal of the case.

Step 9 — Appeal (If Applicable)

Either party can appeal the judgment within 15 days to the RDC Appeal Committee. The appeal fee is the same as the initial filing fee. The Appeal Committee reviews the case and issues a final, binding decision.

Enforcement of Judgments

If the losing party does not comply with the RDC judgment, the winning party can request enforcement through:

Travel Ban: A travel ban can be imposed on the non-compliant party
Bank Account Freeze: The court can order freezing of the debtor’s bank accounts
Salary Deduction: For employed individuals, the court can order salary deduction to satisfy the judgment amount
Eviction Execution: For eviction orders, the Dubai Police execution department carries out the physical eviction

RERA Rent Calculator

RERA provides an official rent calculator (Rental Index) that determines whether a rent increase is legally allowed. The calculator considers the location, property type, number of bedrooms, and current rent to compare against the market average. Rent increase bands include:

If rent is 10% or less below market average — no increase allowed
If rent is 11-20% below market — maximum 5% increase
If rent is 21-30% below market — maximum 10% increase
If rent is 31-40% below market — maximum 15% increase
If rent is more than 40% below market — maximum 20% increase

Tips for Tenants

As a tenant, your health insurance and car insurance are separate obligations from your rental agreement. However, if you are leaving the UAE after a dispute, understand your end of service gratuity entitlements and obtain a tax residency certificate before departing.

Always ensure your Ejari is registered and up to date
Pay rent through traceable methods (bank transfer, cheque) — never cash without a receipt
Document the property condition at move-in and move-out with dated photos and videos
Keep copies of all communications with your landlord
Never accept verbal promises — everything should be in the written contract

Tips for Landlords

Always serve eviction notices through notary public or registered mail
Use the RERA rent calculator before proposing any rent increase
Conduct a thorough property inspection (with the tenant present) at move-out
Provide itemized deductions if withholding any portion of the security deposit
Maintain the property as required by law — failure to do so gives tenants grounds for complaint

Conclusion

The Dubai rental dispute system through RERA and the RDC is well-structured and generally fair to both parties. The key to a successful outcome — whether you are a tenant or a landlord — is proper documentation. Keep your Ejari current, maintain all correspondence in writing, photograph everything, and pay through traceable channels. If a dispute arises, start with direct communication, escalate to RERA mediation, and only proceed to the RDC if necessary. The process is designed to be accessible, with cases typically resolved within 30-60 days from initial filing.