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Key takeaways
- Late rent payments and rent increases are the two most reported disputes at the RDC.
- Landlords must give 90 days' notice before raising rent at renewal time.
- A security deposit, usually around 5% of the annual rent, can only be reduced for real, documented damage.
- Eviction for personal use or sale needs 12 months' written notice through a notary or registered mail.
- Most rental disputes can be filed through the Dubai REST app and often settle within weeks.
Late or missed rent payments
Missed rent is the single most common dispute landlords file at the RDC. Reports through 2025 and 2026 show late payments climbing sharply, often linked to job loss or tighter household budgets. A landlord cannot evict a tenant the moment a payment is late.
The law requires a formal 30-day notice giving the tenant a chance to pay first. Only after that window closes can a landlord start eviction proceedings at the RDC. This gives both sides time to sort things out before the dispute escalates.
Some of this friction comes from how rent is still paid. Many Dubai tenants hand over three or four large post-dated cheques a year, a tough ask against a monthly salary. Services such as Keyper's Rent Now, Pay Monthly split that same annual rent into smaller monthly payments. The landlord still gets the full amount upfront.
Unfair or poorly notified rent increases
Rent increases are the second biggest source of arguments between tenants and landlords. Dubai ties every increase to the Smart Rental Index, so a landlord cannot simply pick a number. The allowed rise depends on how far the current rent sits below average rent for similar nearby units.
Two rules protect tenants here. First, a landlord must give at least 90 days' written notice before the contract renews. Second, any increase above what the Dubai rent increase law allows is simply not enforceable. A tenant who gets a surprise increase can challenge it at the RDC using the official rental calculator.
Eviction disputes
Eviction cases are stressful, and most disputes trace back to the notice itself. Dubai rental law sets out clear reasons for eviction, such as moving in personally, selling the unit, or major renovation. Each reason comes with its own notice period.
For these longer-term reasons, the landlord must give 12 months' notice sent through a notary public or registered mail. Shorter 30-day notices apply only to serious breaches, like non-payment or unauthorised use of the property. A text message or phone call does not count as legal notice. Every valid eviction notice must state the exact reason and the correct notice period.
Security deposit deductions
Deposit-related rental disputes usually surface at move-out, when a landlord wants to keep part of the deposit. A security deposit in Dubai is typically around 5% of the annual rent, and it exists to cover real damage. Fair wear and tear, like small scuffs on paint, does not count as damage.
Landlords must show proof, such as invoices or repair receipts, before making any security deposit deduction. Tenants can protect themselves by photographing the property at move-in and move-out.
Maintenance and repair disagreements
Who pays for a broken air conditioner is one of the most asked questions in Dubai renting. Under the law, landlords are responsible for major repairs, including plumbing, electrical work and structural issues. Tenants usually cover small, routine fixes, often up to a limit set in the contract.
Delays are the real source of conflict here, not the rule itself. A landlord who ignores a broken AC unit in summer can face a real complaint at the RDC. Landlords also cannot cut off water, electricity or air conditioning as a way to pressure a tenant. Most tenancy contracts set out maintenance responsibilities clearly, including a cost limit for tenant-covered repairs.
Other disputes worth knowing about
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A handful of smaller issues round out the list. Early termination penalties catch many tenants off guard when a job or family situation forces a move mid-contract. Unauthorised subletting, keeping pets against contract terms, or running a business from home can also trigger a complaint.
Contracts that were never registered through Ejari cause a different kind of problem. Without Ejari, a contract is far harder to enforce if a dispute ever reaches the RDC. Registering early removes one more thing that could go wrong later.
How rental disputes actually get resolved
Almost every rental dispute in Dubai ends up at the RDC if it cannot be settled directly. Many cases start with an attempt at an amicable agreement between both sides. If that fails, either party can file a case through the Dubai REST app or in person.
Filing fees are usually a small percentage of the claim amount. Straightforward cases, like a clear-cut deposit dispute, can sometimes resolve within days. More complex eviction or breach cases take longer, since evidence and notices need careful review.
Keeping every notice, receipt and message in writing speeds up the whole process. Once talks stall, either side can file a rental dispute through the REST app or in person at the RDC.
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FAQs
What is the most common landlord-tenant dispute in Dubai?
Late or missed rent payment is the most frequently reported issue at the RDC. Rent increase disagreements come in a close second, especially around lease renewal time.
How much notice does a landlord need to evict a tenant in Dubai?
For reasons like personal use or sale, landlords must give 12 months' notice through a notary or registered mail. Shorter 30-day notice applies only to serious breaches such as non-payment.
Can a landlord keep the full security deposit without proof?
No. Deductions are only allowed for real damage beyond normal wear and tear. Landlords must provide invoices or documentation to support any amount they withhold.
Most of these disputes share one root cause: a gap between the contract and what actually happens month to month. Clear notices, documented condition reports and on-time rent go a long way toward avoiding the RDC altogether. For tenants who struggle with large upfront payments, spreading rent into monthly instalments removes one common trigger early.
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