Renting
Rental Dispute Center Dubai (RDC): How to File a Case, Fees and Eviction Rules in 2026
By Dhananjay Arora · CEO & Founder, Al Ranim Properties
Published 1 November 2026 · 10 min read
In Dubai rental disputes between landlords and tenants may be submitted to the Rental Dispute Center (RDC). This page covers the process for submitting a rental dispute, fees associated with a dispute, timelines within the dispute process and eviction notices. The fees have been calculated according to the median 2026 rent across 20 different parts of Dubai.
Key takeaways
- All rental disputes between landlords and tenants may be submitted to the Rental Dispute Center in Dubai Land Department however disputes in free zones with in house courts (such as DIFC) are an exception.
- Disputes may be submitted either at a Real Estate Services Trustee office or online through rdc.gov.ae. For a rental dispute the submission fee is 3.5% of the annual rent (with a minimum of AED 500 and maximum of AED 20,000). There is also a small submission fee of AED 120.
- For a median rent of AED 68,000 in 2026 if the dispute is submitted online the submission fee will be approximately AED 2,500. At the amicable settlement stage half the submission fee will be refunded.
- For a end of tenancy eviction a landlord must give a notice period of 12 months in writing either by notary public or by registered mail. There are only four situations which justify this notice period.
The short answer
Disputes over eviction, renewal, maintenance, rent or deposit between a landlord and a tenant may be submitted to the Rental Dispute Center. There is first an amicable settlement in the dispute followed by a decision by a tribunal. The decision is binding. No legal representation is required in submitting to the Rental Dispute Center.
What Is the Rental Dispute Center in Dubai?
The Rental Disputes Settlement Centre (commonly referred to as the Rental Dispute Center) was set up by Decree No. 26 of 2013 within the Dubai Land Department on Baniyas Road. It was set up as a replacement for the previous rent committee. It is the only entity in Dubai that may settle disputes relating to landlord and tenant rental agreements. Since 2019 the center has also started to settle disputes in jointly owned buildings, for example in disputes over service charges.
What the RDC handles
- Eviction by either party
- Rent arrears or bounced rent cheques
- Failure to return security deposit
- Failure to undertake maintenance
- Rent increase or renewal of lease
- Disputes over shared accommodation under the new Law No. 4 of 2026
What it does not handle
- Lease financing and long term leases under Law No. 7 of 2006
- Lease in a free zone with an in-situ court (e.g. DIFC)
- Employer provided rent free accommodation for employees
Before You File: Three Things to Try
A case at the RDC can take time and cost money. Before you approach the RDC it is advisable to try and reach a friendly agreement first. Please make a complaint in writing and keep a copy. Use the Dubai REST app and Smart Judge to try and find out how you stand in around 100 common lease situations. There is also a service to try and reach a friendly agreement. In the first nine months of 2026 2,350 cases were settled using this service for a combined value of AED 401 million and the average time taken for settlement was six days.
Keep everything in writing: WhatsApp or email communications can be accepted at the RDC, provided both parties are queried and these are acknowledged. A date stamped conversation can also be used to establish who made what statement.
How to File a Case at the Rental Dispute Center
A claim can be made in two ways either in person at any of the Real Estate Services Trustee centres or online through the RDC website. If making a claim in person there is an administration charge of AED 130 plus VAT. Paper claims are not accepted and all documents must be uploaded. All documents submitted must be translated into Arabic if they are not already in Arabic by a legal translator. A hearing does not need to take place at the centre but can be held by video link.
Filing online, step by step
- Visit rdc.gov.ae to register free then log in.
- Enter names of landlord and tenant and details of the lease
- State the nature of your claim (e.g. eviction, return of security deposit, rent recovery)
- Upload documents and ensure they are translated into Arabic
- Pay within 5 days or the claim will be cancelled
- A hearing will be scheduled by the RDC and attended by video link
Documents you need
- Most recent tenancy agreement (Ejari)
- Business licence or Emirates ID with a manager ID for a business
- Letter from bank showing IBAN
- For eviction: notary notice with notification report or receipt of registered mail
- Cheques, notices, DEWA receipts, messages and other supporting documents
No Ejari? All tenancies in Dubai must be registered. The RDC requires the Ejari form of tenancy agreement. If a tenancy has not been registered a claim can still be made. The RDC will provide evidence of the tenancy for a fee of AED 500.
RDC Dubai Fees in 2026
For a claim in relation to a tenancy the fee for a dispute over rent is 3.5% of the yearly rent with a minimum of AED 500 and a maximum of AED 20,000. For a claim for money the fee is 3.5% of the sum claimed up to a maximum of AED 15,000. A fee of AED 100 is charged for the serving of notice and there is also an innovation and knowledge fee of AED 20.
| What you file | Fee |
|---|---|
| Rental case (eviction, renewal, rent, ending the lease) | 3.5% of annual rent, min AED 500, max AED 20,000 |
| Money claim or payment order | 3.5% of the amount, min AED 500, max AED 15,000 |
| Added to most filings | AED 100 service of papers + AED 10 + AED 10 |
| Filing at a trustee centre | + AED 130 plus VAT |
| Settled at the amicable stage | Half the filing fee refunded |
| Appeal | AED 120 in fees; on a money judgment, a refundable deposit of half the award |
| Enforcing an eviction | 1% of annual rent, max AED 5,000 |
| Enforcing a money judgment | No fee |
Source: rdc.gov.ae service pages, checked 31 October 2026.
Worked example: For an eviction claim in relation to a tenancy in a flat for a yearly rent of AED 100,000 the online fee is AED 3,500 plus an additional fee of AED 120 giving a total of AED 3,620. If an amicable arrangement is reached AED 1,750 of this fee is refunded.
What an RDC Case Costs in Your Area
We analysed 488,527 one year residential tenancies registered with the Dubai Land Department between 1st February and 25th October 2026. For each tenancy we applied the RDC fee scale using the yearly rent for that tenancy. The median yearly rent is AED 68,000. For a typical residential tenancy the filing fee for a claim over rent is therefore around AED 2,500 when filed online. For 84% of tenancies the fee is less than AED 5,000. For less than 1 in 100 tenancies the rent is high enough to trigger the maximum fee of AED 20,000.
| Area | Leases (2026) | Median rent, AED a year | Case filed online | If settled amicably |
|---|---|---|---|---|
| Jumeirah Village Circle (JVC) | 25,543 | 65,000 | AED 2,395 | AED 1,258 |
| Dubai Creek Harbour | 19,344 | 115,000 | AED 4,145 | AED 2,132 |
| International City | 18,814 | 38,000 | AED 1,450 | AED 785 |
| Al Furjan area | 17,706 | 60,000 | AED 2,220 | AED 1,170 |
| Business Bay | 17,597 | 90,000 | AED 3,270 | AED 1,695 |
| Downtown Dubai | 17,033 | 165,000 | AED 5,895 | AED 3,008 |
| Dubai Marina | 14,444 | 115,000 | AED 4,145 | AED 2,132 |
| Dubai Silicon Oasis | 12,130 | 54,023 | AED 2,011 | AED 1,066 |
| Arjan | 11,248 | 60,879 | AED 2,251 | AED 1,186 |
| Dubai Production City | 10,394 | 63,000 | AED 2,325 | AED 1,222 |
| Sobha Hartland (MBR City) | 9,239 | 75,000 | AED 2,745 | AED 1,432 |
| Al Jaddaf | 6,905 | 75,000 | AED 2,745 | AED 1,432 |
| Area | Leases (2026) | Median rent, AED a year | Case filed online | If settled amicably |
|---|---|---|---|---|
| DAMAC Hills 2 | 3,670 | 95,000 | AED 3,445 | AED 1,782 |
| Arabian Ranches 3 and Villanova | 3,146 | 165,000 | AED 5,895 | AED 3,008 |
| Arabian Ranches 2 and Serena | 1,974 | 155,000 | AED 5,545 | AED 2,832 |
| The Springs | 1,864 | 201,784 | AED 7,182 | AED 3,651 |
| Al Furjan | 1,617 | 215,000 | AED 7,645 | AED 3,882 |
| Town Square | 1,537 | 150,000 | AED 5,370 | AED 2,745 |
| Dubai Hills Estate | 1,522 | 270,000 | AED 9,570 | AED 4,845 |
| Dubai South | 1,446 | 125,000 | AED 4,495 | AED 2,308 |
Source: our count of Dubai Land Department tenancy contracts; fees from rdc.gov.ae. "Case filed online" = 3.5% of the median rent + AED 120. "If settled" = half the filing fee + AED 120.
How to read it: The fee is based on the rent and not the nature or seriousness of the claim. A JVC tenant making a claim for a deposit of AED 5,000 will have a filing fee of approximately AED 2,400. Claims over the filing fee or in instances where the security of the tenancy is also in question may be appropriate.
How Long a Case Takes: The Four Stages
RDC has 4 procedures. Each has deadlines laid down by Decree No. 26 of 2013. However, there is no published average time to a resolution of a matter. At the first stage a large number of issues can be resolved. Below are the maximum times. Only one average time is published.
Steps: the four stages
- Amicable settlement. Conciliation attempts to settle disputes amicably between the parties. The conciliation should be completed within 15 days of the appearance of the parties. In 2026 the average time was six days. Once an agreement is reached it can be enforced as though it were a decision.
- First instance. A hearing is set at least seven days after payment. A panel of one judge and two lay persons must make a decision within 30 days of receipt of the file. The decision may be extended once.
- Appeal. An appeal must be filed within 15 days of the day after the decision. For claims under AED 100,000 decisions are final except in the case of evictions. Appeals result in final decisions.
- Enforcement. Enforcement may commence by the successful party 15 days after the decision. The successful party may apply for an arrest warrant, travel ban or asset freeze seven days after serving the other party.
Eviction Notice Dubai Rules: What a Landlord Must Give
A landlord may not terminate a tenancy at will. Eviction may occur during the term of a tenancy for any of the following reasons. At the end of a tenancy only four reasons are permitted and must be accompanied by one year’s notice. In both cases the notice must be delivered by either a notary public or registered mail. Email or WhatsApp is not acceptable.
During the lease
- Failure to pay rent within 30 days of a valid notice
- Subletting without written consent of the landlord
- Use of the property for an illegal activity or for a use not agreed at the outset of the tenancy
- Damage or alteration to the property that threatens the safety of the building
- Failure to meet another condition and failure to cure the failure within 30 days of notice
- A government order for the demolition of a building
When the lease ends: 12 months' notice for one of four reasons
- Sale of property
- Property will be occupied by owner or first-degree relative and they will have no other appropriate dwelling
- Property to be knocked down and rebuilt
- Substantial repair not permitted with tenant in property
The two-year rule
If you are removed from property for the owner to occupy and the property is then let to a third party within two years (three years if property is an office or shop) you can make a compensation claim against the owner through the RDC. You will also be given first right to relet following rebuild or renovation.
Myths and facts
A landlord can evict at the end of the lease with 90 days' notice.
Fact: In 2007 the notice period was 90 days. Since 2008 the notice period has been 12 months. The notice can be given by notary or registered mail.
Rent cannot rise for the first two years.
Fact: Since 2008 rent increases can now follow the rent index rules. A freeze was removed.
A new owner can end your lease.
Fact: A sale of property does not automatically end a property tenancy. If the new owner wishes to take the property they must issue a new legal notice to the tenant.
Rent Increase Disputes
A variation or rent increase to a property lease must be notified to the tenant by the landlord at least 90 days before the end of a lease. A rent increase or variation must also be in accordance with the provisions of Decree No. 43 of 2013 and will depend on the difference between the current rent and the rent index for similar properties. For further details regarding the rent index please see our guide to the Dubai rent index.
| Your rent compared with the index average | Most the landlord can add |
|---|---|
| Up to 10% below | No increase |
| 11% to 20% below | Up to 5% |
| 21% to 30% below | Up to 10% |
| 31% to 40% below | Up to 15% |
| More than 40% below | Up to 20% |
Source: Decree No. 43 of 2013.
What our data shows: 2,034 sets of flats were compared. A set is defined as flats of the same size within the same building. For each set the renewal rent was within 1% of the 2026 new rent. Where the current rent is already close to the market rent it can be very difficult to justify a substantial renewal rent. In these instances if an agreement cannot be reached a fair rent can be set by the RDC.
If the landlord refuses your rent
There is an RDC service called Offer and Deposit which allows rent to be paid to the RDC for a fee of AED 70. This is accepted as paid once given to the RDC and a landlord refusing payment cannot be used to support a non-payment. There is no charge for renewing a lease for a landlord or agent.
Unpaid Rent and Bounced Cheques
One of the RDC's judges has stated that the most common issue at the RDC is possession on rent arrears. Generally there are three possibilities depending on the amount and how the rent is paid. A formal notice is issued by the landlord and then one of the following follows:
Steps: the landlord's options
- Send formal notice. Give the tenant 30 days to pay, by notary public or registered mail.
- Bounced cheque. Take the Ejari, bank return and returned cheque directly to enforcement without first filing a full case.
- Fixed sum owed. Issue a payment order without the need for a full hearing can be issued by a judge.
- Eviction and rent. File a full case for possession and rent in arrears. During the process the tenant still owes rent.
Deposits, Maintenance and Cut Utilities
When the tenancy ends the landlord must return the deposit (or what is left of it). Guidance from the RDC indicates that wear and tear is not the responsibility of the tenant. A full clean and paint at the end of the tenancy is normally the responsibility of the landlord. When leaving get a written statement of handover otherwise the tenancy may continue.
Your rights as a tenant
- Claim back your deposit via a payment order
- Request rent reduction or repairs that impact upon your possession if the landlord refuses
- Maintain water, air conditioning, and power as the landlord is not permitted to disconnect these
- Re-entry: A formal notice issued in 2026 allows the police to ask for the removal of barriers or new locks from a landlord without first needing an RDC order
Rental Dispute Dubai: Mistakes to Avoid
Notice by WhatsApp
Eviction by email or WhatsApp notice is not permitted. Notary or registered mail is required.
Filing too early
For a rent default eviction, the RDC will only consider applications 1 month after a defaulting tenant has received the notice.
Stopping rent during a case
Rent is still payable during the hearing and a further demand can be made against the defaulting tenant if rent is not paid during the hearing.
Leaving without proof
A tenant can be liable to pay rent after vacating a premises if no handover receipt is given.
Skipping the translation
Unofficial translations or documents other than in Arabic can delay the process.
The bottom line
- Initial communication with the other party should be in writing before trying the amicable settlement process. This is quick and offers a 50% refund of the fee paid.
- Applications can be made online via rdc.gov.ae. All documents must be in Arabic.
- A fee of 3.5% of the annual rent in addition to AED 120 is charged. For the vast majority of leases in Dubai this will be below AED 5,000.
- For a lease termination eviction 12 months' notice must be given by notary or registered mail and must be for one of the following 4 reasons.
Thinking of renting in Dubai and looking for a tenancy agreement that can stand in a potential dispute? Our rental experts can provide advice on notices to tenants and landlords, contracts and Ejari. Visit our Dubai rental listings or contact us.
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FAQ
Frequently asked questions
A complaint may be submitted to the Rental Dispute Centre managed by the Dubai Land Department. Complaints may be submitted online via rdc.gov.ae or to a Real Estate Services Trustee office. Immediate complaint to the police is also possible if the water/energy supply has been switched off or the landlord has locked you out.
To initiate a dispute with the RDC you must first register for a free account on rdc.gov.ae, provide details of the landlord, tenant and the tenancy, details of the complaint and all required documents in Arabic. All documents must be uploaded and payment made within 5 days. A video hearing will then be arranged by the RDC.
The landlord issues a notice either by notary public or registered letter and provides the tenant with 30 days to pay the rent. If the rent is not paid by this date the landlord may seek possession and any overdue rent or present bounced cheques may be sent to enforcement or a payment order may be requested.
A rental dispute costs 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000. In addition there is a fee of AED 120 for online applications. At the median rent for Dubai in 2026 (AED 68,000) this amounts to around AED 2,500.
Yes. A copy of the Ejari will be required by the RDC. If registration of the tenancy has not occurred, however, a request to prove tenancy can be made for a fee of AED 500.
A lawyer is not required. A tenancy dispute may be made by and attended by the parties to the tenancy without the requirement of a lawyer. If however you would like to have a lawyer or agent represent you in the dispute a power of attorney may be provided and you may be added to the dispute for a fee of AED 25.
The RDC can be contacted by phone on 800 4484. There is also a RDC office within the Dubai Land Department building on Baniyas Road. The RDC office is open Monday to Thursday from 7.30am to 3.30pm and on Friday until 12pm.
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