When a tenant in Dubai doesn't pay: RDC procedure and eviction

When a tenant does not pay in Dubai, the landlord must first confirm the balance and secure evidence. Next, two goals must be separated: recovering overdue rent and recovering the premises. Effective debt collection does not yet grant the right to take over the apartment.

Initial actions include comparing the agreement with bank inflows, checking checks, and any deposits in the RDC. The next stage is a proper demand for payment and the selection of claims. The dispute is resolved by the Rental Disputes Center (RDC), Dubai's rental dispute resolution center. This article applies to ordinary residential tenancy subject to its jurisdiction.

An investor living in Poland can conduct many activities remotely using a properly authorized representative. However, they must control documents, the budget, and settlement decisions. The deadline from the demand, the judgment, and its enforcement are separate stages. None of them justifies changing the locks on one's own.

Verification status: November 4, 2026. This is informational material; the selection of claims and documents requires an evaluation of the specific agreement.

—

How to confirm the arrears and prepare evidence?

The lack of an account inflow requires checking whether the rent indeed remains unpaid. Compare the schedule, bank statements, returned checks, and documents of any Offer and Deposit.

Verification of payments, Ejari, and Offer and Deposit

1. Reconcile the balance for a specific date. Documents: signed agreement, annexes, schedule, statements from the owner's account, and operator settlements. Verification: match each installment with the due date, received amount, and method of crediting. Separate rent from utilities, commission, and other receivables. Confirmation of a transfer order does not replace information about its posting. Also check pending payments and payments accepted by an authorized manager.
2. Check the reason for the check return. Documents: copy of the check and bank cheque return memo. Verification: read the amount, date, issuer, and reason for payment refusal. Not every check problem means a lack of funds. The RDC runs a separate execution of unfulfilled checks service; the qualification of the document should be assessed by a proxy. The amount recovered through this route must reduce the corresponding rent claim. The same debt must not be claimed twice.
3. Compare the agreement with the Ejari registration. Documents: current certificate, contract, and property details. Verification: check the parties, unit number, rental period, and rent. Ejari serves to register the agreement, but it is not confirmation of its execution. Nor does it prove the absence of all legal encumbrances on the property. Clarify discrepancies between the agreement, registration, and title document before preparing claims.
4. Determine if an Offer and Deposit exists. Documents: RDC notification, application number, judge's decision, and deposit confirmation. Verification: check what the application concerns, what amount it covers, and what its status is. The Offer and Deposit procedure allows offering rent or keys to the landlord. The tenant's mere claim of filing an application does not prove payment. According to RDC explanations, acceptance of the application by the judge is what matters. The scope of the effect on the debt must be determined from the documents.

Prepare a single chronology and a balance sheet with references to evidence. Explain the differences between the operator's statement and the bank statement. The deposit does not have to resolve the entire dispute. Omitting it also does not automatically prejudge the outcome. Documentation limits accounting disputes, but does not strip the tenant of the right to defense.

—

How to properly demand payment from the tenant?

Article 25(1)(a) provides essentially 30 days from the delivery of the demand, unless the parties agreed otherwise. For this eviction basis, the law specifies delivery via a Notary Public or registered mail. Legal basis: Law No. 26/2007 as amended by Law No. 33/2008.

Legal Notice: content, delivery, and deadline control

1. Prepare a demand compliant with the agreement. Documents: contract, annexes, and agreed balance. Verification: the letter should clearly indicate the parties, premises, overdue periods, amount, and payment method. Separate due rent from disputed additional fees. An English-Arabic version can be practical, but its form should meet the requirements of the chosen channel. Do not present bilingualism as an independent statutory condition of validity for every demand.
2. Choose the correct formal channel. Document: Legal Notice draft approved for delivery. Verification: for the notary path, keep the registration data and a copy of the letter. For registered mail, secure documents confirming shipment, contents, and receipt. Mere certification of the signature or content does not yet prove effective delivery. Ask the proxy to confirm that the mode used corresponds to the basis of the claim.
3. Secure proof of delivery. Document: delivery person's report or registered mail receipt confirmation. Verification: check the address, tenant designation, delivery method, and procedurally effective date. If there are problems with receipt, do not set the date yourself. Forward the documents to the lawyer. Keep emails and WhatsApp as material concerning contact and settlements. Do not assume that a regular message replaces the required notification.
4. Maintain a calendar of deadlines and payments. Documents: proof of delivery, agreement, and updated statement. Verification: establish the start and end of the deadline and any contractual provisions with the proxy. Before filing the case, check the balance and partial payments again. Do not apply a mechanical rule of "lawsuit on the 31st day from sending." Effective delivery, the content of the agreement, and correct calculation of the deadline matter.

Do not confuse this demand with the 12-month notice under Article 25(2). It concerns specified reasons: sale, own use or immediate family, specific works, and reconstruction. Additional prerequisites apply. This mode does not replace the non-payment procedure or the eviction order.

—

How to prepare a case for the Rental Disputes Center?

Define the payment claim and the eviction claim separately, then match the documents to the selected RDC service. Case registration, settlement, ruling, and enforcement have different effects and requirements.

RDC Procedure: settlement, first instance, and enforcement

1. Determine the goal and correct procedure. Documents: balance, agreement, Ejari, and proof of demand delivery. Verification: the proxy should indicate the basis of each claim and how to avoid double recovery of receivables. Check the RDC's jurisdiction for the given premises and contract. Not every accommodation agreement is subject to an identical procedure. In the case of an unfulfilled check, assess the execution of the amount and the need to obtain a ruling on the release of the premises separately.
2. Prepare Arabic documentation. Documents: index of attachments and legal translations of documents drawn up in other languages. Verification: the RDC requires documents in Arabic or legally translated into Arabic. Check the translator's qualifications in the UAE and the consistency of names, dates, amounts, and premises designations. A Polish sworn translator status in itself does not prejudge the acceptance of the document. Ensure legible scans and keep originals.
3. Register the lawsuit and check fee calculation. Documents: claim form, attachments, and portal calculation. Verification: compare party data, delivery addresses, and amounts with the balance. RDC first instance service card distinguishes between a fee dependent on rent and a fee on monetary claims. Do not assume a single limit for all cases. Keep the case number and payment confirmation. Rates and an example calculation can be found later in the article.
4. Assess the settlement, then monitor the ruling and enforcement. Documents: draft agreement, minutes, judgment, and title with the required enforcement formula. Verification: a settlement approved in the RDC amicable settlement procedure may be enforceable. However, mediation should not be presented as a mandatory stage of every case. If the case goes to the first instance, monitor deadlines and deliveries. The proxy should confirm the possibility of appeal and the moment of permissible enforcement.

A judgment does not mean the physical vacation of the apartment. RDC execution proceedings serve this purpose. Confirm further applications and documents. The business day given on the service card applies to registration, not the end of the dispute. For the budget, the effectiveness of deliveries, the tenant's stance, and the ability to enforce the amount matter.

—

How to manage premises and liquidity during a dispute?

Conduct the dispute formally while simultaneously funding the landlord's obligations. The tenant's arrears do not grant the right to independently deprive them of access or cover current property costs.

Prohibition of self-help, Mollak, and reserve for lack of inflows

1. Block retaliatory actions. Documents: instructions for the operator, agreement, and contact history. Verification: no one should change locks, disconnect DEWA, or remove belongings to force a move out. Article 34 of Law No. 26/2007 prohibits cutting off services and disturbing the use of the premises. It provides for the possibility of police intervention and compensation claims. It does not mean automatic criminal liability in every dispute; this depends on specific acts and regulations.
2. Control building fees. Documents: approved Service Charge calculations, invoices, and payment confirmations. Verification: reconcile the balance with the manager and check the assignment of payments to the premises. Mollak provides service charge payment processing. Do not treat the tenant's debt as justification for withholding your own payments. The owner's arrears may create a separate dispute. In the event of a planned sale, also determine the conditions for obtaining the required e-NOC certificate.
3. Build a budget for several scenarios. Document: monthly cash flow plan. Verification: separately calculate the mortgage installment, building fees, owner costs, legal handling, translations, and deliveries. 3- and 6-month variants without inflows are a portfolio stress test, not a process length forecast. Add a more expensive variant with repairs and finding a new tenant. Adjudged but unreceived amounts do not pay bills.
4. Prepare the restart of renting. Documents: confirmation of legal release of the premises, condition protocol, photos, and utility/deposit settlement. Verification: confirm the right to take over the apartment and the procedure for dealing with left-behind belongings. Then coordinate the appropriate update or cancellation of Ejari and a new registration. Do not assume the previous registration expires automatically. Check defects, the repair schedule, and the cost of preparing the premises for rent.

Separate due rent, recovered cash, and dispute costs. Do not count the same loss as arrears and vacancy for the identical period. Separate the technical budget from the legal one. Planning these expenditures is expanded upon in the article on the apartment renovation reserve and net ROI.

—

Division of tasks between the owner, operator, and lawyer

The owner sets the goal, the operator provides data and services the premises, and the authorized proxy conducts legal activities. The dispute requires assigning responsibility also for deadlines and information flow. The very name of the service "management" does not define these duties.

Owner: decisions and boundaries of the power of attorney

The investor approves the strategy: debt collection, release of the premises, settlement, or combining claims. They determine the budget for stages and conditions of consent for installments or remission of part of the receivables. The Power of Attorney (PoA) should cover activities genuinely needed in a given case. Powers for settlement, receiving money, and appointing sub-agents require a conscious decision. Do not add the free right to sell the premises to the procedural power of attorney. The scope is confirmed by the lawyer before signing.

Operator: evidence, reporting, and premises supervision

The manager collects statements and checks, reconciles the balance, archives contact, and passes information to the law firm. Check their license and scope of permitted activity; the term "operator" is not sufficient. Contacts with building administration do not grant the right to enter the apartment arbitrarily. Inspections must have a proper basis and take place in an agreed mode. In case of emergency, the operator should report the incident and initiate the proper procedure instead of using it as a pretext for eviction.

Lawyer: procedure and representation rights

The law firm assesses the claims, the content of the demand, delivery, and Arabic documents. It should indicate the specific person responsible for representation and their powers accepted in the RDC. Do not equate the titles of Advocate and Legal Consultant. The scope of a legal consultant's license may exclude appearing before Dubai courts. Confirm the admissibility of representation in the RDC separately. Demand confirmation of authorization for a given stage, including enforcement. The agreement with the law firm should clarify who is handling the case and who is only preparing materials.

Agreement and PoA: cost control and decision flow

Establish the deadline for a report after each event, the owner of the procedural calendar, and substitution for the time of absence. Record the expense threshold requiring consent, the scope of the fee, and error settlement rules. In reports, demand copies of decisions and proof of payment, not just a description of progress. Rules from materials on the rental operator agreement and power of attorney for real estate abroad are useful. A limited PoA supports control, but does not replace ongoing supervision over the case.

—

Documents to hand over to the proxy and FAQ

Checklist for case preparation

Provide legible copies and indicate the storage location of originals. Include required Arabic versions and an index of attachments.

• Passport, Title Deed, and Emirates ID, if you have one. Non-residents should confirm documents accepted at registration.
• PoA to conduct the case. For a foreign document, determine certifications, legalization, and translation in accordance with the recipient's requirements and MoFA rules.
• Lease contract, annexes, latest Ejari, party and premises data.
• Schedule, statements, balance, checks, and bank return memos; keep original checks.
• Demand and proof of delivery: courier report or registered mail documentation with receipt.
• Correspondence, Offer and Deposit, management agreement, photos, and bills related to claims.
• Bank confirmation of the plaintiff's IBAN.

Does the landlord automatically recover the apartment after 30 days?

No. The demand is not an eviction order. In the absence of voluntary handover, an appropriate ruling and its execution are needed. The proxy confirms the enforceability of the title.

Can electricity be disconnected to end the tenancy?

You must not disconnect services as pressure on the tenant. This also applies to changing locks and blocking access. A formally pursued debt does not justify self-help; the tenant can demand protection and compensation.

Does a lack of inflow to the account always mean a lack of payment?

No. Check operator settlements and the Offer and Deposit. The amount, period, and judge's decision are needed. The application number alone does not confirm the settlement of the entire rent covered by the claim.

What to do when the tenant has left Dubai and abandoned the premises?

Lack of contact does not prove the return of the apartment. Petition Order in the RDC includes interim measures, including inspection. It is not an automatic eviction. The lawyer selects the application and method of securing belongings. Do not remove them yourself.

Will the deposit always cover arrears and replace rent?

No. Article 20 of Law No. 26/2007 links the security with the condition of the property and the return of the remaining balance. Deductions for damages, bills, or rent require an evaluation of the agreement and legal basis. Settle each item; the tenant should not independently assume the replacement of installments with the deposit.

How much do RDC proceedings cost?

First instance price list distinguishes calculation bases:

• Eviction and indicated rental claims, including rent claim: 3.5% of annual rent or contract value for another period; minimum 500 AED, maximum 20,000 AED.
• Monetary claims: 3.5% of the claimed amount; minimum 500 AED, maximum 15,000 AED. Do not automatically qualify every rent debt to this category.

Calculation examples: 3.5% of 100,000 AED is 3,500 AED; of 20,000 AED it is 700 AED. These are illustrations of various bases, without automatic summing. Confirm the classification of several claims on the portal.

Eviction execution costs according to the service card 1% of the annual rent, maximum 5,000 AED. Appropriate additional fees, deliveries, translations, and lawyer fees apply. Request a calculation of all stages.

Can the case be handled from Poland?

The RDC provides documents online and tele-litigation hearings. This limits travel, but does not guarantee remote execution of every action. Confirm identity, original, and PoA requirements before commissioning.

Can an operator represent the owner without authorization?

A management agreement does not automatically grant procedural rights. Check the PoA and the admissibility and registration of the representative in the case. Collecting evidence and appearing before an authority are separate activities.

—

How to organize rental management with PlanoGroup?

If you want to evaluate the handling of your property in Dubai, prepare the lease agreement, management agreement, and current balance. Contact the PlanoGroup team to discuss an audit of management rules, operator selection criteria, and coordination of local legal handling. The scope of support and costs must be established before commissioning. Procedural decisions and representation are conducted by a person with appropriate qualifications. The goal is a clear division of tasks, expense control, and a documented process of recovering receivables and premises.