Renting a home in the UAE is mostly smooth — until it isn’t. A rent hike that doesn’t add up, a security deposit that never comes back, an air conditioner that breaks down in August while the landlord won’t pick up the phone. This guide to Common Renting Problems and Solutions walks through the issues UAE tenants face most often, what the rules actually say, and the exact steps to fix each one.
One pattern runs through almost every renting problem: the tenants who get fair outcomes are the ones who put everything in writing and keep records. If you take nothing else from this guide, take that — it decides more disputes than any legal argument.
Quick Answer
The most common renting problems in the UAE are unfair rent increases, delayed security deposit refunds, ignored maintenance requests, unfair eviction notices, utility billing messes, unregistered tenancy contracts, and property condition issues like leaks and mould. Most are resolved by: (1) checking what your contract and the tenancy rules actually say, (2) putting every request and complaint in writing, and (3) escalating to the Rental Disputes Centre if the landlord won’t engage.
Common Renting Problems and Solutions: The Full List
| Problem | What’s usually behind it | Your first move |
|---|---|---|
| Unfair rent increase | Increase above the RERA rental index, or no proper notice before renewal | Check the index and the 90-day notice rule |
| Security deposit not returned | No itemised deductions; pre-existing damage blamed on you | Request a written breakdown with evidence |
| Landlord ignoring maintenance | Verbal requests forgotten; unclear who is responsible | Resend the request in writing, citing the contract |
| Eviction notice | Invalid grounds, wrong notice method, or short notice period | Verify the 12-month formal notice requirement |
| Utility billing problems | Account never transferred; previous tenant’s balance | Transfer the account on move-in day; get final clearance on exit |
| Unregistered tenancy contract | Ejari registration skipped to save time or fees | Register before doing anything else |
| Leaks, mould, pests | Reported late or never; landlord slow to act | Report immediately in writing with photos |
1. Unfair or Unexpected Rent Increases
In Dubai, a landlord cannot simply name a new rent at renewal. Increases are capped by the RERA rental index, which compares your current rent with the average for similar properties in your area — and the landlord must give you written notice at least 90 days before the contract renews. An increase announced two weeks before renewal, or one that ignores the index, is the kind of thing dispute committees take a dim view of.
Your solution: first, check the rental index for your area and unit type, and confirm whether you received proper written notice in time. If either fails, respond in writing — politely but firmly — stating that you will continue at the lawful terms. Keep that message; it becomes evidence if the dispute escalates. Other emirates have their own tenancy committees and caps, so check the rules for yours rather than assuming Dubai’s apply. For a broader picture of how rents move and how renewals work, read our Dubai rental market guide for tenants.
2. Security Deposit Not Returned
This is the single most complained-about renting problem in the UAE. The pattern is familiar: the tenancy ends, the landlord goes quiet, and weeks later you are told the full deposit is being kept for “cleaning and repairs” — with no receipts, no photos, and no breakdown.
A landlord may deduct for genuine damage beyond normal wear and tear, but they should be able to show it: an itemised list of deductions with costs. Your counter is your own documentation — dated move-in and move-out photos, the original deposit receipt, and the final utility clearance. Write to the landlord requesting the breakdown within a clear deadline (say, 7–14 days). In most cases, that letter alone produces the refund, because the landlord knows an undocumented deduction will not survive a formal complaint. The habit that prevents this problem entirely is documenting the property’s condition from day one, as explained in our guide to documenting a property before moving out.
3. Maintenance and Repairs the Landlord Ignores
AC failure in summer, a leaking tap, a broken water heater — and no response from the landlord. The first question is always: whose repair is it? Your tenancy contract should split responsibilities, usually with the landlord covering major repairs and the tenant handling minor day-to-day maintenance. When the contract is silent, the general principle is that the landlord keeps the property habitable while the tenant handles routine upkeep.
The fix is process, not confrontation. Report the problem in writing (email or message) with photos and a reasonable deadline. If there is no response, send one follow-up referencing the first message. Keep both. If the issue affects habitability — no hot water, sewage backup, a failed AC in peak summer — and the landlord still does nothing, you have grounds to escalate to the tenancy dispute authority in your emirate. For the tenant-side basics you can handle yourself without waiting, see our basic home maintenance checklist. And if the problem is water-related, our guide to checking for water leaks helps you pin down the source before reporting it.
4. Eviction Notices That Don’t Follow the Rules
A landlord asking you to vacate is not automatically acting within the law. In Dubai, eviction at the end of a tenancy requires a 12-month written notice served through a notary public or registered mail, stating one of the legally recognised grounds — such as the landlord moving in personally, selling the property, or carrying out major renovation. A WhatsApp message saying “please leave in two months” does not meet that standard.
If you receive an eviction notice, check three things: the notice period (12 months from proper service), the service method (notary or registered mail, not a text message), and the stated reason. If any of the three is off, respond in writing asking for a compliant notice — and do not vacate based on an informal message alone. Eviction rules differ by emirate, so verify the requirement where you live before acting on the notice.
5. Utility Bills in the Wrong Name or Unexpected Charges
Utility headaches usually start on move-in day: the previous tenant’s account is still active, a balance is outstanding, or nobody transferred the connection and the first bill arrives as an unpleasant surprise. In Dubai (DEWA), Sharjah (SEWA), Abu Dhabi (ADDC), and the northern emirates, the connection must be in the occupant’s name — and the deposit you pay at connection time is yours to reclaim when you leave.
The solution is boring but effective: transfer the utility account into your name on the day you move in, keep every bill, and on move-out day request the final bill and an account-closure confirmation. Never leave an account open “for the next tenant” — any balance accrued after you leave can still come back to you. Our guide to UAE utility connection requirements lists exactly which documents each provider asks for.
6. Tenancy Contract Never Registered
Some tenancies run for years on a signed contract that was never registered in Ejari (Dubai) or the equivalent system in other emirates. Tenants often discover this only when they need the registration — for a family visa, a utility connection, or a dispute filing — and find it doesn’t exist.
Fix it now, not when you need it. Registration protects the tenant at least as much as the landlord: dispute committees generally require a registered contract before accepting a case, which means an unregistered tenant is effectively locked out of the formal complaint process. If your landlord stalls, put the request in writing. Our Ejari registration guide covers the documents and steps so you can get it done quickly.
7. Leaks, Mould, and Pests
Water damage, mould growth, and pest infestations sit in a special category because they affect health and habitability — and because they get worse fast.
Break the cycle: report the issue in writing the day you notice it, with dated photos, and describe the impact (smell, water spread, health symptoms). Follow up once if there is no response within a reasonable time. If the problem makes part of the home unusable and the landlord still doesn’t act, you can escalate — and your dated written trail is what makes the escalation work. Who ultimately pays depends on the cause and your contract (a burst pipe from building plumbing is typically the landlord’s; damage from a tenant’s own negligence is not), so read the maintenance clause before arguing either way.
How to File a Rental Complaint in the UAE
When negotiation fails, the formal route exists for exactly this situation. In Dubai, rental disputes go to the Rental Disputes Centre under the Dubai Land Department: you submit your registered tenancy contract, Emirates ID, payment records, and correspondence, pay a filing fee based on the annual rent (check the current fee schedule on the official portal before filing), and attend the hearing. Other emirates handle tenancy disputes through their own committees or municipalities — Abu Dhabi, for example, routes them through its judicial and municipal channels.
Three things make a complaint strong: a registered contract (you can register or verify registration through the Dubai Land Department’s official Ejari e-services), a complete written evidence trail, and a clear written request to the landlord that went unanswered before you filed. Committees look far more kindly on tenants who tried to resolve things first. If you want to understand your broader rights as a consumer in the UAE, our overview of UAE consumer protection laws is a useful companion read.
How to Prevent Most Renting Problems Before They Start
Almost every problem above is cheaper to prevent than to fix. Before signing any lease: read the full contract (especially the maintenance split, notice periods, and early-termination clause), confirm Ejari registration is arranged, photograph the property’s condition on day one, transfer utilities immediately, and insist on receipts for the deposit and every payment. During the tenancy, keep all communication in writing and report problems early.
Tenants who do these five things rarely need the dispute sections of this guide. If you are still at the research stage, our complete home renting guide walks through the entire process from searching to signing, so the problems never get a chance to start.
Frequently Asked Questions (FAQs)
Can my landlord increase my rent in the middle of my contract?
No — rent is fixed for the contract term. Increases can only apply at renewal, and in Dubai they are capped by the RERA rental index with at least 90 days’ written notice before renewal. A mid-contract increase has no legal basis; respond in writing referring to your signed contract.
Who pays for AC maintenance in a rented apartment in Dubai?
It depends on your contract, which is why the maintenance clause matters so much. Common practice is that the landlord covers major AC repairs and replacement, while the tenant handles routine servicing and filter cleaning — but contracts vary, so check yours before paying or refusing to pay.
How long does it take to get a security deposit back?
There is no single statutory deadline across the UAE, which is exactly why you should agree the return terms in writing — ideally in the contract or at move-out. In practice, a straightforward handover with no damage claims is usually settled within a few weeks; if it drags on, a written request with a deadline is your next step.
What can I do if my landlord cuts off utilities or changes the locks?
Self-help measures like cutting utilities or changing locks to force a tenant out are not the proper legal route in the UAE — eviction and recovery of the property go through the formal dispute process. Document what happened (photos, messages, dates) and seek advice from the tenancy dispute authority in your emirate promptly.
Do I need a lawyer to file a rental dispute?
Not necessarily. Many tenants file straightforward cases themselves — the process is designed to be accessible, and your written evidence does most of the work. For complex cases, large amounts of money, or eviction defence, professional legal advice is worth considering. This guide is general information, not legal advice.
The Bottom Line
Read your contract before signing, document everything from day one, communicate in writing, and escalate through the proper channels when the other side won’t engage. Do that, and most renting problems become paperwork exercises instead of crises.
Last Updated: 8 October 2026
About the author: Zaviyar Sultan is a UAE-focused writer at Paxi, covering driving, visas, banking, insurance and everyday UAE life. His guides are researched from official UAE government and regulator sources and updated regularly.
Paxi is an independent informational website, not affiliated with the UAE government or any agency mentioned; content is general information only, not legal, immigration or financial advice; verify critical details with official sources before acting.