Rental Disputes and Eviction at the Rental Disputes Center

03 July 2026

If a rental dispute arises in Dubai — late payment, a disagreement over a rent increase, or an eviction notice — the body with jurisdiction to decide it is the Rental Disputes Settlement Centre, part of the Dubai Land Department. The law protects the tenant from arbitrary eviction, and eviction at the end of the lease requires twelve months’ notice served through the Notary Public or by registered mail, while eviction during the term is permitted only on specific grounds such as non-payment or subletting without consent. A key precondition for any case before the Centre is that the contract be registered on Ejari. In this guide from AWADH ALMHEIRI LAW FIRM AND LEGAL CONSULTATIONS we explain the law’s position on each situation and your steps before the Centre.

Rental Disputes and Eviction Before the Rental Disputes Settlement Centre in Dubai: Your Rights and Procedures

Facing a rental dispute or an eviction notice? Contact us to start your case before the CentreDirect consultation with Awadh Almheiri in Dubai

What Is the Rental Disputes Settlement Centre and What Is Its Jurisdiction?

The Rental Disputes Settlement Centre is a specialised judicial body established by Dubai Decree No. 26 of 2013. It has exclusive jurisdiction to decide all rental disputes between landlords and tenants in the Emirate of Dubai, including within the free zones, subject to specific exceptions. A dispute usually follows a graduated path: it begins with a reconciliation and mediation stage to settle amicably; if that fails, it is referred to the court of first instance for judgment, which may then be appealed, while the execution department enforces the awarded rights after judgment.

The Legal Framework of the Tenancy Relationship in Dubai

The tenancy relationship in Dubai is governed by the Law Regulating the Relationship Between Landlords and Tenants (Law No. 26 of 2007) and its amendment (Law No. 33 of 2008), by the Decree Determining Rent Increases (Decree No. 43 of 2013), and by the decree establishing the Centre. A fundamental requirement in this framework is that the contract be registered on Ejari; an unregistered contract is not recognised and no case based on it will be heard by the Centre.

When Is Eviction Permitted During the Lease Term?

As a rule, a contract may not be terminated unilaterally during its term. Nevertheless, the law allows the landlord to seek eviction before expiry on specific grounds, chiefly: non-payment of rent, or part of it, within 30 days of the landlord’s payment notice; subletting without the landlord’s written consent; using the property for an unlawful or immoral purpose; and causing damage to the property or making changes that affect its safety. In these cases the landlord may apply to the Centre directly.

Eviction at the End of the Lease and the Twelve-Month Notice

At the end of the lease, eviction is admitted only on exhaustive grounds: the owner’s wish to sell the property; the owner’s need of it for personal use or that of a first-degree relative, provided he proves he owns no suitable alternative; demolition and reconstruction; or the property’s need for comprehensive maintenance that cannot be carried out while the tenant remains, evidenced by a technical report from Dubai Municipality or one accredited by it. In all these cases the owner must notify the tenant of the reasons at least 12 months before the specified date, served through the Notary Public or by registered mail.

If the owner recovers the property on the ground of personal use, he may not lease it to others until two years have passed for residential property and three years for non-residential property; otherwise the tenant may claim compensation. This restriction is a safeguard against invoking personal use to remove the tenant.

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The rule for eviction at expiry is clear: a notice with a defined ground, twelve months in duration, served through the Notary Public or registered mail. A WhatsApp message or a phone call is not a legal notice, and the Centre decides on the validity and duration of service.

Awadh Almheiri, Attorney-at-Law

Rent Increases and Their Legal Cap

Rent increases are not left to the landlord’s discretion but are governed by the rent-increase decree, and their percentage is measured against the Rental Index issued by the Real Estate Regulatory Agency (and the Smart Rental Index currently in use), according to how far the current rent falls below the average for comparable properties in the area. The other party must also be notified of any intention to change the terms or the rent at least 90 days before the lease expires. Imposing an increase beyond the cap, or without observing the notice period, is a breach that can be challenged before the Centre.

Protecting the Tenant from Arbitrary Eviction and Utility Cut-offs

The law grants the tenant important protections: the contract may not be terminated unilaterally during its term, and the tenant has the right to remain in the property and enjoy it until the eviction procedures are lawfully completed. The law also prohibits the landlord from cutting off utilities to the leased premises or preventing the tenant’s use of it in order to force an eviction. If the eviction is shown to have been arbitrary — such as evicting the tenant on the ground of personal use and then leasing the property to others — the tenant may claim compensation before the Centre.

Received an eviction notice or an unlawful rent increase?Our team is ready to review your contract and notices and pursue your case before the Centre — contact us

How to File Your Case Before the Centre

A case begins by preparing its documents: the tenancy contract and the Ejari certificate, identification, payment receipts, and copies of notices and correspondence. The case is then registered and referred to reconciliation and mediation; if a settlement is reached it is recorded in a binding agreement, otherwise the competent court issues judgment. After an eviction judgment, the landlord applies to the execution department to claim the rent and charges due up to the actual eviction date. Documenting every step in writing is what decides the outcome before the Centre.

Legal Deadlines You Cannot Overlook

12 MonthsEviction notice at lease end

The period required to notify the tenant of the exhaustive eviction grounds, served through the Notary Public or by registered mail.

30 DaysGrace period to pay rent

The period given to the tenant to pay after the landlord’s notice, before eviction for non-payment may be sought.

90 DaysNotice to change terms or rent

The period required to notify the other party of an intention to change the lease terms or the rent before it expires.

Practical Tips Before a Dispute

Register your contract on Ejari Registration is a precondition for a case before the Centre; it protects your contract and prevents double-renting — never sign without registering.	Serve notices formally Serve any eviction or payment notice through the Notary Public or registered mail; notice by WhatsApp or a call is not legally recognised.
Keep payment receipts Collect rent and deposit receipts and correspondence — they are the basis for proving your position in any dispute before the Centre.	Check the increase first Compare the requested increase against the Rental Index; an increase above the cap or without 90 days’ notice can be challenged.

Legal References

Law Regulating the Relationship Between Landlords and Tenants in the Emirate of Dubai (No. 26 of 2007, as amended by Law No. 33 of 2008):

No unilateral termination during the term: Article 7. Notice to change the lease terms or rent 90 days in advance: Article 14. Grounds for eviction during the term: Article 25(1); and grounds for eviction at expiry with 12 months’ notice: Article 25(2). Restriction on re-leasing after recovery for personal use: Article 26. Cap on rent increases: Article 4. Prohibition on cutting off utilities to the leased premises: Article 34.

Decree No. 43 of 2013:

Determining rent increases for properties in the Emirate of Dubai (the Rental Index).

Decree No. 26 of 2013:

Establishing the Rental Disputes Settlement Centre, its jurisdiction, and its reconciliation and mediation system.

Facing a rental dispute in Dubai?

✓ Reviewing the tenancy contract and notices and determining your legal position.

✓ Preparing notices and pursuing an eviction claim or challenging a rent increase.

✓ Representing you before the Rental Disputes Settlement Centre at every stage.

AWADH ALMHEIRI LAW FIRM AND LEGAL CONSULTATIONS — experienced in rental disputes.

Frequently Asked Questions

QThe landlord told me to vacate within a month by WhatsApp — is that binding?

No. Eviction at lease end on grounds such as sale or personal use requires 12 months’ notice served through the Notary Public or by registered mail. Notice by WhatsApp or a call is not a legal notice, and you may challenge it before the Centre.

QCan the landlord raise the rent as he wishes?

No. Increases are governed by the Rental Index and a legal cap, and you must be notified at least 90 days before the lease expires. Any increase above the cap or without the notice period can be challenged before the Centre.

QThe tenant has not paid the rent — how do I evict?

Serve a formal payment notice; if payment is not made within 30 days, you may file an eviction claim for non-payment before the Centre and claim the rent due up to the eviction date.

QWill my case be heard without an Ejari registration?

Registering the contract on Ejari is a fundamental precondition for the contract to be recognised and the case heard by the Centre; register before any dispute arises.

QThe owner evicted me for personal use and then leased the property to others — what are my rights?

If a property is recovered for personal use it may not be leased to others for two years (residential) or three years (non-residential). Breaching this is arbitrary and entitles you to claim compensation before the Centre.

QThe landlord cut off the electricity or water to force me out — what do I do?

The law prohibits cutting off utilities to the leased premises. You can document the incident and bring the matter before the Centre to have the utilities restored and claim compensation for the harm suffered.

Contact us — book your legal consultation on rental disputesDo not delay protecting your right; our team serves you in DubaiMessage us directly on WhatsApp with the firm’s team

Legal Disclaimer: This content is published to spread legal culture and community awareness and does not constitute legal advice on any particular matter. The outcome of each dispute differs according to its circumstances, its documents, and the terms of the contract. To protect your rights, please obtain direct legal advice from a specialised lawyer. This is a translation of the Arabic original; in the event of any discrepancy, the Arabic version shall prevail.

AWADH ALMHEIRI LAW FIRM AND LEGAL CONSULTATIONS handles rental disputes in Dubai before the Rental Disputes Settlement Centre. If you are looking for a rental lawyer in Dubai to pursue an eviction claim, challenge an eviction notice or a rent increase, resolve a dispute with the landlord over the deposit, maintenance, or subletting, or if you have faced a utility cut-off or arbitrary eviction, we assist you in filing the case, documenting notices, claiming compensation, and recovering the security deposit.

Our work also extends to rental disputes in Abu Dhabi, Sharjah, Ajman, Umm Al Quwain, Ras Al Khaimah, and Fujairah before the competent committee in each emirate, in cases of eviction, non-payment of rent, unlawful increases, recovery of the deposit, and termination of the tenancy across the country.