Question 1

My tenant has stopped paying rent - what's the first thing I should do?

Accepted Answer

Serve a formal written demand giving 30 days to pay, ideally through a Notary Public or registered mail so it is provable. Under Article 25(1) of Law 33/2008, if the tenant still hasn't paid 30 days after this notice, you gain grounds to file for eviction and rent recovery at the Rental Dispute Centre. Keep every payment record and message.

Question 2

How do I legally evict a tenant who refuses to pay?

Accepted Answer

You cannot evict directly. After the unpaid 30-day notice, file a case at the Rental Dispute Centre (Ejari required), attaching the contract, notice and payment history. If the judgment favours you, the Execution Department enforces the eviction and recovers arrears. A straightforward non-payment case typically runs about three to four months.

Question 3

Can I change the locks or cut off DEWA if they owe me months of rent?

Accepted Answer

No - this is illegal in Dubai even when the tenant genuinely owes money. Disconnecting electricity or water, changing locks or removing belongings exposes you to a compensation claim; courts have ordered landlords to pay tenants heavy damages for such self-help evictions. The only lawful route is an RDC judgment enforced by the Execution Department.

Question 4

My tenant's rent cheque bounced - is that still a crime?

Accepted Answer

Usually no. Since 2 January 2022 (Federal Decree-Law 14/2020), bouncing a cheque for insufficient funds is decriminalised and treated as a civil debt. It stays criminal only where there is fraud - a stop-payment order, deliberately closing the account, or sabotaging the cheque. For an ordinary bounced rent cheque you pursue civil recovery, not a police case.

Question 5

How do I actually get my money back from a bounced cheque?

Accepted Answer

A dishonoured cheque is now an 'executive instrument', so you can go straight to the Execution Court with the original cheque and the bank's return memo - no police report or full trial. The bank must release any available partial balance. The court can freeze assets and impose a travel ban until the debt and costs are settled.

Question 6

Can I evict my tenant because I want to sell the property?

Accepted Answer

Yes, but only at contract expiry and with 12 months' notice served through a Notary Public or registered mail, stating the sale as the reason (Article 25(2)(d)). A WhatsApp, email or verbal request is invalid. The notice generally survives the sale, so the buyer can complete the eviction. Serving less than 12 months makes it defective.

Question 7

Can I take the property back for my own or my family's use?

Accepted Answer

Yes, at expiry with the same 12-month notarised notice, for yourself or a first-degree relative, and you must show you don't own a suitable alternative. Afterwards you cannot re-let to a third party for two years (residential); doing so lets the evicted tenant claim compensation, often around one year's rent.

Question 8

How much can I legally increase the rent at renewal?

Accepted Answer

Only per Decree 43/2013, benchmarked against the RERA/Smart Rental Index. If your current rent is within 10% of the market rate, no increase is allowed; 11-20% below permits 5%; 21-30% permits 10%; 31-40% permits 15%; and more than 40% below permits a maximum of 20%. The official RERA calculator output is legally decisive.

Question 9

How do I raise the rent correctly, and can I refuse to renew just to charge more?

Accepted Answer

To apply any increase you must notify the tenant at least 90 days before renewal; otherwise the contract rolls over at the same rent. The tenancy auto-renews on existing terms, so you cannot simply refuse renewal or evict to charge more - evicting under false pretences to re-let at a higher rent is an abuse the RDC penalises.

Question 10

Do I have to register the tenancy with Ejari, and whose job is it?

Accepted Answer

Registration is legally the landlord's responsibility, though it is often delegated to an agent or the tenant, who commonly pays the roughly AED 220 fee. It matters greatly: an unregistered contract isn't recognised by the Rental Dispute Centre, so without Ejari you effectively cannot file to recover rent or evict. Always ensure it is registered and renewed.

Question 11

Who pays for major maintenance - me or the tenant?

Accepted Answer

By default the landlord. Under Article 16 of Law 26/2007, major and structural works - AC/HVAC, plumbing, water heaters, wiring, roofing - are the owner's responsibility. Tenants cover minor upkeep such as light bulbs, blocked drains and small fixes, often those under an AED 500 threshold set in the contract. Clauses forcing tenants to fund structural or AC replacement are unenforceable.

Question 12

How do I file a case at the Rental Dispute Centre and what does it cost?

Accepted Answer

File online via the Dubai REST app or the DLD website, or in person in Deira, with your Ejari, contract, notices and evidence. The registration fee is 3.5% of the annual rent (minimum AED 500, capped at AED 20,000), plus small service fees. Cases commonly resolve within 30-60 days, and better documentation almost always wins.

Question 13

My tenant won't leave after the contract ended - how do I get my property back?

Accepted Answer

A contract expiring doesn't auto-evict. You need a valid legal ground plus a proper 12-month notice, or an unpaid-rent judgment. If the tenant still refuses, file at the Rental Dispute Centre for an eviction order; the Execution Department then enforces the handover. You cannot remove them yourself, and a registered Ejari is required to file.

Question 14

How do I choose and vet a reliable tenant?

Accepted Answer

Request Emirates ID, passport and residence visa (ideally 12+ months' validity), plus proof of employment and salary - a common guideline is income of at least three times the rent. With the tenant's consent you can pull an AECB credit check, and the RDC's Rental Status Sheet or Good Conduct record reveals any past rental disputes.

Question 15

What can I legally deduct from the security deposit?

Accepted Answer

Only genuine tenant damage beyond fair wear and tear, plus unpaid rent or utility bills and missing furnishings. Everyday wear - minor scuffs, small nail holes, faded paint - isn't deductible, and you can't demand full repainting unless the contract says so. The market norm is 5% of rent (10% furnished); refund on handover, commonly within 30 days.

Question 16

Do I or my tenant pay the building service charges?

Accepted Answer

Service charges are legally the owner's liability, paid to the Owners' Association or management company for the building's upkeep - tenants are not responsible for them. You cannot bill them separately to the tenant unless the contract clearly says so, and even then you remain ultimately liable. Most landlords simply factor the cost into the rent instead.

Question 17

Can I rent out and manage my Dubai property while living abroad?

Accepted Answer

Yes - there is no residency requirement to own or let Dubai property, and rental income can be transferred abroad freely. Most overseas owners appoint a RERA-licensed property manager (typically 5-8% of gross annual rent, plus a one-off tenant-finding fee) and grant a Power of Attorney. RDC cases can be filed and heard online remotely.

Question 18

Do I have to pay tax on my Dubai rental income?

Accepted Answer

For individuals owning property personally, no - rental income is tax-free, with no personal income tax and residential rent exempt from VAT. UAE Corporate Tax (9%) only applies if you hold the property through a licensed company, and commercial (not residential) leases carry 5% VAT. Non-residents pay nothing locally but may owe tax in their home country.

🏠 Landlord Guide