The short answer
- The Rental Disputes Center (RDC) is the Dubai Land Department's specialist tribunal for landlord–tenant disputes in Dubai.
- Filing a rent, renewal or eviction case costs 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000, plus small service charges. Half the basic fee is refunded if the case settles.
- After a lease expires, a landlord can evict only to sell, for personal or first-degree-relative use, to demolish, or for major repairs, and must give 12 months' notice through a notary public or by registered mail.
- During the lease, eviction is possible for specific breaches such as unpaid rent not paid within 30 days of notice or unauthorised subletting.
- A landlord who evicts for personal use cannot re-let a residential unit to someone else for two years.
The Rental Dispute Center Dubai (officially the Rental Disputes Center, or RDC) is the Dubai Land Department's tribunal for landlord–tenant disputes. Filing costs 3.5% of the annual rent (AED 500 minimum, AED 20,000 maximum). Cases are filed online, and a first hearing is scheduled automatically.
Most disputes never get that far. A clear letter that quotes the law settles a surprising number. This guide explains the rules both sides are held to, the eviction grounds and notice periods in Law No. 26 of 2007 as amended by Law No. 33 of 2008, what the RDC charges, and how a case moves from filing to judgment and enforcement.
What is the Rental Disputes Center?
The Rental Disputes Center (RDC) is a judicial body attached to the Dubai Land Department (DLD), set up in 2013 to decide landlord–tenant cases in Dubai. It hears disputes over rent increases, renewals, evictions, unpaid rent, security deposits and maintenance. It handles them faster than the ordinary courts, and conciliation is available at every stage. It has a first-instance tribunal, an appeals tribunal and an execution department that enforces judgments.
The RDC applies Dubai's landlord tenant law: Law 26 of 2007, which regulates the relationship between landlords and tenants; Law 33 of 2008, which amended it, notably the eviction rules; and Decree 43 of 2013, which caps rent increases by reference to the RERA rental index. Properties in the DIFC fall under a separate regime and are outside the scope of this guide.
How much does it cost to file a case at the RDC?
RDC fees are set by percentage, so the amount depends on the rent or the claim. For a typical AED 80,000 tenancy, the basic fee for a renewal or eviction case is AED 2,800, plus small fixed charges.
| Item | Fee |
|---|---|
| Rent, renewal, eviction or termination case | 3.5% of annual rent (min AED 500, max AED 20,000) |
| Purely financial claim | 3.5% of the amount claimed (min AED 500, max AED 15,000) |
| Process service | AED 100 |
| Knowledge and innovation fees | AED 10 each |
| Power of attorney (if used) | AED 25 |
| Filing through a Real Estate Trustee Centre | Additional AED 130 + VAT |
| Executing an eviction judgment | 1% of annual rent, max AED 5,000, plus small fixed fees |
| Amicable settlement before judgment | Half of the basic case fee refunded |
The fee is paid by the party who files. Where the RDC finds in your favour, it may order the other side to bear costs, but do not count on getting every dirham back.
When can a landlord evict a tenant in Dubai?
Article 25 of Law 26 of 2007, as amended by Law 33 of 2008, lists the only grounds for eviction. They fall into two groups: breaches during the lease, and specific reasons that apply once the lease has expired.
| When | Grounds | Notice |
|---|---|---|
| During the lease | Rent unpaid within 30 days of the landlord's notice | 30 days after notice |
| During the lease | Subletting without the landlord's written approval | Case can be filed directly |
| During the lease | Illegal or immoral use, or use contrary to the agreed purpose | Case can be filed directly |
| During the lease | Damage or alterations that make the property unsafe | Case can be filed directly |
| During the lease | Failure to meet a contract obligation within 30 days of notice | 30 days after notice |
| During the lease | Demolition or reconstruction ordered by the authorities | As ordered |
| After expiry | Owner intends to sell | 12 months, by notary public or registered mail |
| After expiry | Owner, or a first-degree relative, needs it to live in, with no other suitable property | 12 months, by notary public or registered mail |
| After expiry | Demolition and reconstruction, with approvals | 12 months, by notary public or registered mail |
| After expiry | Major repairs or maintenance that cannot be done with the tenant in occupation, verified by the authorities | 12 months, by notary public or registered mail |
How does the 12-month eviction notice work?
The 12 month eviction notice is the rule most tenants hear about. After the tenancy contract has expired, a landlord who wants the property back for one of the four reasons above must give at least 12 months' written notice stating the reason. The law requires it to be served through a notary public or by registered mail. A WhatsApp message, email or letter pushed under the door does not meet that standard, however clearly it is worded.
- Timing: the 12 months run from when the notice is served, and eviction cannot take effect before the contract has expired.
- Reason: the notice must state which legal ground is relied on. A general wish to end the tenancy is not enough.
- Personal use: under Article 26, a landlord who recovers a residential property for personal or family use may not let it to a new tenant for two years. For non-residential property the bar is three years.
- Sale: a sale on its own does not end your lease. Under Article 28 your tenancy continues with the new owner until it ends lawfully.
Can a landlord refuse to renew to raise the rent?
No. Wanting more rent from a new tenant is not a ground for eviction. At renewal, increases are limited by Decree 43 of 2013: the maximum is 0%, 5%, 10%, 15% or 20%, depending on how far your current rent is below the RERA rental index average. The party proposing any change must give at least 90 days' notice before the contract expires, under Article 14. Use our rent increase calculator or read the RERA rental index guide before you negotiate.
How do you file a case at the Rental Disputes Center?
Cases are filed online through the RDC's website, or in person with help at a Real Estate Trustee Centre for an extra fee. Documents must be submitted with Arabic translations where the originals are in English.
- Try to settle in writing first. Send the other party a clear letter or email setting out the problem, the law and what you want. Keep copies.
- Gather your documents. You will need the latest tenancy contract (Ejari) with an Arabic translation, your Emirates ID, and your passport and residence visa if you are an expatriate. Add proof of any legal notice served, payment records and photos, and a bank letter with your IBAN if you are claiming money.
- Create an account on the RDC website. Registration is free.
- Enter the claim. Add the lease details, both parties' information and exactly what you are asking the RDC to decide.
- Upload the documents and pay the fee. The system then schedules the first hearing, at least seven days ahead.
- Attend conciliation or the hearing. RDC conciliators work in several languages, including Arabic, English, Persian and Urdu, and can meet by video.
- Receive the judgment. Either side can appeal within 15 days of a judgment given in their presence. For a purely financial claim, an appeal is only possible if the amount is AED 100,000 or more; eviction judgments can be appealed regardless of value.
- Enforce it. If the losing party does not comply, file with the RDC's execution department, which can order payment or eviction.
Common rental disputes and what usually happens
| Dispute | What the RDC looks at |
|---|---|
| Rent increase above the index | The dated RERA calculator result and whether 90 days' notice was given |
| Eviction after expiry | Whether the ground is valid and the 12-month notice was served by notary or registered mail |
| Unpaid or bounced rent | The payment record and whether the 30-day notice to pay was given |
| Security deposit withheld | Move-in and move-out condition evidence and receipts for repairs |
| Maintenance not carried out | The contract's maintenance clause and your written requests |
Good records decide most of these cases. Keep your tenancy contract, every Ejari certificate, cheque receipts, dated move-in photos and all written correspondence. Our guide to renting in Dubai explains how to set these up from day one.
What landlords should know
If you own a rental property, whether you bought it ready or off-plan, the same rules bind you. Register every lease on Ejari, give notice of any change at least 90 days before expiry, keep increases within the index, and serve any eviction notice properly. If you are planning to sell a tenanted unit, remember the lease survives the sale. See how to buy property in Dubai for what buyers of tenanted units check, and contact us if you want help managing a letting properly.
Frequently asked questions
How much does it cost to file a case at the Rental Dispute Center in Dubai?
For rent, renewal, eviction or termination cases, the RDC charges 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000. Purely financial claims cost 3.5% of the amount claimed, capped at AED 15,000. Small fixed charges apply on top, and half the basic fee is refunded if the case settles amicably.
How much notice does a landlord need to give to evict a tenant in Dubai?
After the lease expires, a landlord must give at least 12 months' written notice, served through a notary public or by registered mail, and only for a legal reason: sale, personal or first-degree-relative use, demolition, or major repairs. During the lease, eviction for unpaid rent or a breach generally follows a 30-day notice to put things right.
Can my landlord evict me because they are selling the property?
A sale can be a ground for eviction only after the lease has expired, and only with 12 months' notice served by notary public or registered mail. A sale during the lease does not end it: under Article 28 of Law 26 of 2007 your tenancy continues with the new owner on the same terms until it ends lawfully.
Is an eviction notice sent by email or WhatsApp valid in Dubai?
Not for a 12-month eviction notice after expiry. Law 26 of 2007, as amended by Law 33 of 2008, requires that notice to be served through a notary public or by registered mail. The RDC can treat an informal notice as invalid, which may mean the 12-month period has not started. Take advice before moving out.
Can I file a rental dispute without Ejari?
Yes, but it is harder. The RDC normally asks for the latest registered tenancy contract. Without an Ejari you must prove the landlord–tenant relationship another way, such as with the signed contract, payment records or correspondence. Registering each contract and renewal on Ejari avoids this problem.
How long does a Rental Dispute Center case take?
The first hearing is scheduled automatically at least seven days after filing, and many cases are settled at conciliation. Contested cases can take longer, especially with an appeal, which must be filed within 15 days of a judgment given in the party's presence. Timelines depend on the facts, so ask the RDC about current waiting times.
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