Common Rental Problems in Dubai: Quick Guide

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Soft Skills in the GCC: Quick Guide

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The most useful habit is to keep one folder containing your tenancy contract, Ejari certificate, payment receipts, move-in photographs, maintenance requests, emails, WhatsApp messages and any formal notices.

The Rental Disputes Center confirms that emails, text messages and WhatsApp conversations may be used as evidence in rental disputes when properly presented and acknowledged as part of the case record.

Problem 1: The Landlord Is Not Fixing Major Maintenance Issues

Maintenance is one of the most common causes of disagreement between landlords and tenants. A small broken cupboard handle is very different from an air-conditioning failure, major plumbing leak or electrical problem that affects whether the property can be used normally.

Dubai Land Department states that, unless both parties have agreed differently, the landlord is responsible during the tenancy for maintenance and repairing defects or damage that affect the tenant’s intended use of the property. DLD also distinguishes between required maintenance, which affects proper use of the property, and non-essential maintenance, which is generally treated differently.

When a serious problem appears, tenants should report it immediately in writing rather than only calling the agent or landlord. Include photographs or video, explain how the issue affects the property and keep a record of every response.

Maintenance Problem Checklist

Do not arrange an expensive repair and deduct it from rent without first understanding the legal and contractual position. DLD notes that where required maintenance is neglected, possible remedies can include seeking termination, rent reduction or repair-cost recovery, but the safest approach is to obtain proper advice or an official decision before making a large unilateral deduction.

Problem 2: The Air Conditioning Keeps Breaking

Air conditioning is especially important in Dubai, so repeated AC failure can quickly become a serious quality-of-life issue.

The first question is whether the problem is a minor service issue or a significant defect affecting the use of the home. If the AC system itself is failing, leaking heavily or unable to cool the property properly, the problem may fall within the type of maintenance DLD identifies as affecting normal use of the property.

Tenants should avoid simply reporting “AC not good.” Record the thermostat temperature, which rooms are affected, whether water is leaking and how long the system runs without cooling properly. Ask for the maintenance company to inspect the actual cause rather than repeatedly resetting the system.

If the tenancy agreement includes a maintenance threshold, check whether it applies to routine minor repairs or major system failure. Some contracts assign small maintenance expenses to tenants while keeping major repairs with the landlord.

Problem 3: Water Leaks or Plumbing Problems Are Causing Damage

Leaks should be treated quickly because a small plumbing problem can damage walls, floors, kitchen cabinets or neighbouring apartments.

Photograph the source if visible, turn off water where safely possible and report the issue immediately to building management and the landlord. If water is entering from another apartment or common building infrastructure, building management may also need to become involved.

Keep a timeline showing when the leak was first reported and what action was taken. This becomes important if the problem later causes property damage and there is disagreement about responsibility.

Do not ignore minor signs such as bubbling paint, ceiling stains, damp cabinets or a persistent musty smell. These can indicate a hidden leak even when there is no visible water on the floor.

Problem 4: The Landlord Wants to Increase the Rent

A proposed rent increase is one of the issues tenants should verify through official tools rather than relying only on messages from an agent.

Dubai Land Department states that a landlord who wants to change the rental amount or other contract terms should generally notify the tenant at least 90 days before the contract expires, unless the parties have agreed otherwise. The applicable increase should also be supported by the official Rental Index.

DLD’s Rental Index allows tenants and landlords to enter information such as contract expiry date, property type, area, number of rooms and current annual rent to calculate relevant rental information. The service is available through DLD channels including the website and Dubai REST.

Rent Increase Check

DLD has specifically clarified that even when the index would allow an increase, failure to provide the required 90-day notice can prevent that increase from applying to the renewal in question.

Problem 5: You Disagree With the New Rent Amount

A disagreement does not automatically mean the tenancy has to end.

Start by sending the landlord the official Rental Index result and ask whether the renewal can be aligned with it. Keep the conversation factual rather than emotional.

If both sides cannot agree, Dubai’s rental-dispute framework allows rental disagreements to be considered through the Rental Disputes Center. DLD states that where the parties cannot agree on rental changes, the competent committee may consider the relevant rental criteria and applicable regulations.

Tenants should avoid stopping rent payments simply because a renewal dispute exists. Continue following the correct payment and dispute procedures while the issue is being addressed.

Problem 6: The Landlord Refuses to Accept Your Rent

This situation can be particularly serious because a landlord may later claim the tenant failed to pay.

Dubai Land Department and the Rental Disputes Center both state that a tenant whose landlord refuses to accept rent can use the RDC’s Offer and Deposit procedure. Once accepted by the judge, the tenant is treated as having fulfilled the payment obligation from the date of acceptance.

Do not simply keep the money in your bank account and assume that proves you tried to pay.

Document the attempted payment, keep copies of messages and use the formal RDC process where necessary.

Evidence to Keep

• Cheque copies
• Bank-transfer attempts
• Emails
• WhatsApp messages
• Payment reminders
• Contract payment schedule
• Any refusal from the landlord or agent

The goal is to show that you actively attempted to meet your rental obligation.

Problem 7: Your Security Deposit Is Being Withheld

Deposit disputes are extremely common because tenants and landlords may disagree over what counts as damage and what counts as normal wear.

Dubai Land Department states that the security deposit is intended to cover damage to the rented property and that tenants can recover the deposit or remaining balance when the property is returned in the required condition. Minor deterioration from normal daily use should not automatically be treated the same as actual tenant-caused damage.

DLD has also previously highlighted an RDC ruling requiring a landlord to return a deposit when no justified repair deductions supported withholding it.

Protect Your Deposit Before Moving In

Do not wait until move-out to document the apartment.

Your strongest protection against a deposit dispute begins on the first day of the tenancy.

Problem 8: You Are Being Charged for Normal Wear and Tear

Not every scratch or mark should automatically become a deposit deduction.

DLD’s current FAQ distinguishes actual tenant-caused damage from smaller deterioration resulting from normal use. It specifically notes that minor marks resulting from everyday occupation can be treated differently from clear physical damage such as broken doors or glass.

DLD also states that comprehensive cleaning and repainting of interior walls when a tenant leaves are typically treated as customary landlord responsibilities rather than automatically becoming the tenant’s obligation.

The tenancy contract still matters, so read any special clauses before arguing about a deduction. If the landlord claims damage, ask for itemised evidence, photographs and repair invoices where appropriate.

Problem 9: You Did Not Take Move-In Photos

This makes deposit disputes harder but not necessarily impossible to manage.

Collect any evidence still available, including old listing photos, inspection reports, maintenance requests and messages where you reported existing defects after moving in.

If you are still early in the tenancy, create a condition record immediately rather than waiting until the final month.

For future rentals, photograph every room before moving furniture inside. Pay particular attention to floors, bathroom fittings, walls, appliances, kitchen cabinets and balcony doors.

Problem 10: You Received an Eviction Notice

Not every message asking you to leave is automatically a valid legal eviction notice.

Dubai Land Department states that certain landlord-initiated eviction reasons after expiry, including personal use or sale, require formal notice through a notary public or registered mail and at least 12 months between notification and the requested eviction date.

The reason for eviction matters. DLD identifies specific legal grounds and procedures, meaning tenants should check why they are being asked to leave rather than assuming a landlord can simply decide not to renew without following the relevant framework.

Eviction Notice Checklist

If the reason or notice format appears questionable, seek official clarification before agreeing to leave.

Problem 11: The Landlord Says They Want the Property for Personal Use

Personal use is one of the grounds that can support an eviction request, but it has conditions.

DLD’s FAQ states that an owner seeking eviction for personal use must provide a 12-month notice. It also describes requirements concerning the suitability of alternative property in certain cases.

Tenants should keep the notice, proof of delivery and any communication explaining the reason.

If circumstances later appear inconsistent with the stated reason, the tenant may need to seek advice or raise the matter through the Rental Disputes Center rather than confronting the landlord informally.

Problem 12: The Property Is Sold While You Are Still Renting It

A property sale does not automatically mean the tenant must leave immediately.

Existing tenancy rights and contract terms continue to matter, and a new owner cannot simply ignore the rental framework.

DLD states that if a property has been sold and the new owner wishes to seek eviction for an eligible reason, the required legal notice procedures still apply.

Tenants should request updated landlord or management contact details, confirm where rent should now be paid and avoid sending money to a new bank account until ownership or authority has been properly verified.

Problem 13: Your Ejari Is Missing or Has Not Been Renewed

Ejari is central to Dubai’s tenancy system.

DLD’s 2026 awareness campaign specifically focuses on registration, cancellation, rent-increase calculations, notification procedures and non-renewal processes because proper Ejari records help protect both landlords and tenants.

DLD also states that a new or renewed Ejari can be affected if previous tenancy periods were not properly registered, so missing historical registration should not simply be ignored.

If your Ejari is missing, contact the landlord, property manager or the relevant DLD channel and resolve the registration problem as early as possible.

Problem 14: You Cannot Activate DEWA Because of an Ejari Problem

For standard Dubai tenancy arrangements, Ejari is closely connected with DEWA move-in.

DLD states that customers are required to obtain Ejari for the DEWA Move-in service.

This means a rental-registration issue can quickly become a utility problem.

If you have already paid rent and received the keys but cannot complete utility activation because the tenancy was not properly registered, document the issue immediately and request written action from the landlord or property manager.

Do not leave the matter unresolved until moving day.

Problem 15: District Cooling Charges Are Higher Than Expected

Cooling bills are another frequent source of frustration, particularly when tenants did not fully understand the property’s cooling structure before signing.

A Dubai apartment may be chiller-free, separately district-cooled or have cooling costs linked to electricity use. Some cooling providers apply both consumption-based and fixed components.

The first step is to review your tenancy agreement and the cooling-provider agreement rather than assuming the landlord is responsible for every cooling charge.

Ask for a breakdown showing which component relates to usage, which is fixed and whether any part was agreed to be paid by the landlord.

If the property was advertised as chiller-free but your signed contract says something different, the written agreement and supporting evidence become especially important.

Problem 16: The Landlord or Agent Promised Something That Never Happened

Tenants often move in after receiving promises such as repainting, replacing an appliance, repairing the AC or providing a second parking space.

Problems begin when those promises were verbal.

The Rental Disputes Center says contemporary communication such as email and WhatsApp can be considered as evidence in rental disputes when properly presented.

That means a written message confirming a promise can be useful even when it was not included in the main tenancy contract.

The strongest approach, however, is still to make sure important commitments appear in the tenancy agreement or written addendum before signing.

Problem 17: The Landlord Enters the Property Without Proper Coordination

Tenants are entitled to peaceful use of the rented property during the tenancy, while landlords may still need reasonable access in situations such as agreed inspections or necessary maintenance.

Problems arise when access happens without proper communication.

Keep written records if repeated entry occurs without your knowledge or agreement. Check the tenancy clause dealing with inspections and access, and ask that future visits be scheduled in advance except where a genuine emergency requires immediate action.

If the issue becomes serious or affects your ability to use the property normally, official rental-dispute channels may become appropriate.

Problem 18: Your Access Card or Parking Access Has Been Blocked

Access-card and parking disputes can become serious because they may effectively prevent the tenant from using part of the rented property.

The Rental Disputes Center’s Petition Order service specifically lists requests such as restoring electricity or water supply and activating access cards to buildings or parking areas among situations where temporary judicial action may be requested.

Before escalating, confirm whether the problem was caused by building-management administration, an expired registration or a landlord dispute.

Document the blocked access, contact building management and ask for the reason in writing.

Problem 19: Electricity or Water Has Been Cut Off During a Dispute

Utilities should not be used casually as leverage in a landlord-tenant disagreement.

The RDC’s Petition Order service allows certain urgent requests involving restoration of electricity and water supply.

If your utilities are suddenly disconnected, first check whether the issue is actually a DEWA payment or account problem. If it is linked to a rental dispute or action by the landlord, record what happened and seek official assistance quickly.

A utility interruption in Dubai can become particularly urgent during hotter months, so tenants should not rely on lengthy informal arguments when an urgent official remedy may be available.

Problem 20: You Want to Leave Before the Contract Ends

A fixed tenancy should not be assumed to be freely cancellable whenever a tenant wants to move.

DLD’s FAQ states that a valid Ejari contract generally cannot be terminated unilaterally during its term unless both sides agree or an applicable legal ground exists.

This makes the early-termination clause extremely important.

Check whether your contract specifies:

• Notice period
• Penalty
• Number of months payable
• Replacement-tenant conditions
• Mutual termination procedure

If the contract does not contain a clear exit provision, negotiate with the landlord before committing to another property.

Problem 21: The Landlord Wants to End the Contract Early

The same general principle applies to the landlord.

A valid tenancy cannot normally be ended simply because the landlord changes their mind. DLD identifies specific grounds and legal procedures for termination or eviction.

If the landlord asks you to leave before expiry, request the legal and contractual basis in writing.

Do not agree to immediate termination solely because you are told that “the owner needs the apartment.” Check what procedure applies to the actual reason.

Problem 22: You Want to Sublet the Apartment

Subletting without permission can create serious tenancy problems.

DLD states that unauthorised subleasing can be grounds for eviction. Where subletting has landlord consent, the legal position is different, but written approval matters.

Do not assume that because you rent the entire apartment, you can automatically rent a room or the property to somebody else.

Anyone considering subletting, holiday rental or another occupancy arrangement should check the tenancy terms and obtain appropriate permissions.

Problem 23: You and the Landlord Disagree About Move-Out Condition

A move-out inspection should compare the property against its condition at the beginning of the tenancy.

DLD advises tenants to obtain evidence that the property was returned to the landlord. Failure to obtain proof of handover can create problems because the rental relationship may later be argued to have continued.

Move-Out Checklist

Do not simply leave keys with security and assume the tenancy has been properly closed.

Problem 24: Building Facilities Are Poorly Maintained

Sometimes the problem is not inside the apartment but in shared areas such as lifts, corridors, pools, gyms or parking.

DLD states that complaints about low standards of project services and maintenance can be raised through relevant channels, including the Dubai REST Real Estate Violations System for eligible complaints.

Tenants should first report the issue to building management and keep a record.

For repeated problems involving major common facilities, owners may have additional responsibilities and complaint routes because building service charges and maintenance are governed separately from the tenancy itself.

Problem 25: The Agent Stops Responding After You Move In

Agents often help during the rental transaction, but ongoing property management may be handled by the landlord or a separate management company.

Before move-in, tenants should clarify who becomes the main contact after signing.

Keep contact details for:

• Landlord
• Property manager
• Building management
• Maintenance company
• Cooling provider
• Emergency maintenance

If an agent disappears after the transaction, go directly to the person or company named in the tenancy or management agreement instead of relying indefinitely on the broker.

Problem 26: You Are Being Asked to Pay a Charge You Did Not Expect

Unexpected charges can involve maintenance, cooling, building access, cleaning or other items.

Do not pay simply because an invoice has been sent.

Ask:

• What is the charge for?
• Which tenancy clause allows it?
• Is it a tenant cost or landlord cost?
• Is there an invoice or official breakdown?
• Was the amount agreed before signing?

Dubai Land Department states that building service charges for jointly owned property are generally owner-related charges, while tenants remain responsible for the fees and taxes connected to their own use of the property unless otherwise agreed.

The exact answer depends on the type of charge and your contract.

Problem 27: Your Landlord Will Not Communicate

A lack of response can turn a small issue into a much larger one.

If calls are ignored, switch to written communication and create a clear record. Send a concise message explaining the issue, what action you are requesting and when you first reported it.

Avoid sending dozens of emotional messages.

One organised timeline is far more useful if the dispute later reaches official channels.

Communication Record

This simple record can become valuable evidence.

Problem 28: The Dispute Cannot Be Solved Informally

When communication fails, Dubai has a dedicated judicial rental-dispute system.

The Rental Disputes Center handles disputes between landlords and tenants and offers services including amicable settlement, First Instance lawsuits, appeals, execution and urgent orders.

The RDC’s amicable-settlement procedure is designed to help parties reach a legally enforceable agreement without continuing through full litigation. If settlement is reached, the agreement is signed by the parties and conciliator and approved by a supervising judge.

For many disputes, attempting a structured settlement can be less stressful than allowing the conflict to continue informally for months.

How to File a Rental Case in Dubai

For a standard First Instance rental lawsuit, the RDC currently requires documents including the latest Ejari lease, identification, bank details and supporting evidence relevant to the claim. Supporting material can include correspondence, notices, utility bills, cheques and letters.

Documents submitted to the RDC must be in Arabic or legally translated into Arabic. Cases can be filed online through RDC systems or through approved Real Estate Services Trustee Centres.

Current First Instance fees are generally calculated at 3.5% of the annual rent or lease value for certain tenancy claims, with a minimum of AED500 and maximum of AED20,000. Monetary claims are generally 3.5% of the claimed amount, with a minimum of AED500 and maximum of AED15,000, plus applicable administrative charges.

Documents Worth Keeping Before Any Dispute

• Ejari certificate
• Tenancy contract
• Emirates ID
• Rental payment records
• Deposit receipt
• Move-in photos
• Maintenance correspondence
• Emails and WhatsApp messages
• Formal notices
• Utility bills
• Handover documents

Good documentation can make a complicated dispute significantly easier to explain.

Consider Amicable Settlement Before Full Litigation

Not every disagreement needs to become a long legal battle.

The RDC offers a dedicated amicable-settlement process where the parties attempt to reach an agreement within a legal framework. If a settlement is reached, half of the court fee paid for basic claims is refunded according to the current service information.

This can be useful for disputes involving money, renewal terms, termination or other situations where both sides are still willing to negotiate.

The important difference between formal conciliation and an informal promise is enforceability. An approved RDC settlement has a much stronger legal framework than a casual WhatsApp agreement.

Know When an Urgent Petition May Be More Appropriate

Some problems cannot realistically wait for a normal case to move through every stage.

RDC’s Petition Order service can address temporary urgent issues such as restoring utilities, activating building or parking access, inspecting the property or handling certain immediate tenancy concerns.

This does not mean every maintenance complaint qualifies for urgent relief.

It means tenants facing a situation that seriously affects immediate access or use should check whether the RDC’s urgent procedures are relevant instead of assuming the only option is a standard lawsuit.

Keep Communication Professional Throughout the Dispute

Angry messages may feel satisfying in the moment, but they rarely strengthen your position.

Write as though every message could eventually be read by a mediator or judge.

State:

• What happened
• When it happened
• What part of the contract is relevant
• What action you are requesting
• What evidence is attached

Avoid insults, threats and unnecessary accusations.

Professional communication protects both the relationship and your evidence.

Common Mistakes Tenants Make During Rental Problems

Tenants can weaken their own position even when the original complaint is legitimate.

The strongest tenant position normally combines compliance with the contract and careful documentation.

A Rental Problem Action Plan

When a problem appears, use a simple escalation process instead of jumping immediately from a WhatsApp message to a lawsuit.

Stage 1: Document the Issue

Take photographs, save bills and write down the date the problem began. Check the relevant section of the tenancy contract before contacting the landlord.

Stage 2: Request a Solution in Writing

Explain the issue clearly and ask for a specific action. Give the landlord or property manager a reasonable opportunity to respond where the situation is not urgent.

Stage 3: Send a Clear Follow-Up

If nothing happens, send another written message summarising the original request and the lack of action.

Stage 4: Check Official Guidance

Use Dubai Land Department and Rental Disputes Center information to understand the applicable process rather than relying only on social-media advice.

Stage 5: Escalate Where Necessary

Use amicable settlement, a petition order or a formal rental case if the dispute cannot be solved through normal communication.

This structure keeps small problems from becoming unnecessarily confrontational while preserving your ability to escalate if required.

Final Dubai Rental Problems Checklist

Before deciding that a problem has become a legal dispute, make sure you can answer the following questions.

A tenant who can answer these questions clearly is in a much stronger position to resolve a dispute.

How to Handle Common Rental Problems in Dubai Without Making Them Worse

The best way to manage common rental problems in Dubai is to act early, document everything and avoid turning a practical disagreement into an emotional conflict.

For maintenance issues, start with the contract and determine whether the problem affects the normal use of the property. Dubai Land Department states that essential maintenance affecting intended use is generally the landlord’s responsibility unless the parties have agreed otherwise.

For rent increases, use the official Rental Index and check whether the required notice was given. DLD says proposed contract changes or rent increases generally require at least 90 days’ notice before expiry unless another arrangement has been agreed, and the Smart Rent Index must support an applicable increase.

For security deposits, protect yourself with move-in and move-out evidence. Normal use should not automatically be treated as property damage, while genuine tenant-caused damage may justify deductions.

For eviction, do not assume an informal message is sufficient. Certain landlord-requested eviction grounds require a documented 12-month notice through the legally recognised channels.

If the landlord refuses rent, use the official Offer and Deposit process rather than simply holding the payment. If access or utilities are affected, check whether an urgent RDC Petition Order is appropriate.

Finally, remember that Dubai has a dedicated Rental Disputes Center for situations that cannot be solved directly. The RDC provides amicable settlement, First Instance cases, urgent petitions, appeals and other digital services, giving landlords and tenants a formal path when normal communication fails.

Most rental problems become easier when you understand the agreement, communicate professionally and preserve evidence from the beginning.

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