Renting in the UAE is generally smooth, but almost every tenant runs into at least one problem — a repair that never happens, a deposit that comes back late, a rent increase that feels unfair. Common Tenant Complaints and Solutions collects the issues tenants raise most often and pairs each one with practical steps that actually resolve it, drawing on how tenancy rules work across the Emirates.
Knowing the complaint is only half the job. The other half is knowing which lever to pull: a written notice, a broker conversation, the official complaints channel, or the Rental Disputes Center.
Quick Answer
The most common tenant complaints in the UAE are delayed repairs, unfair rent increases, security deposits not returned, utility and service-charge issues, pest and cleanliness problems, and unfair eviction notices. Each has a defined solution path: document the issue in writing, give the landlord a fair deadline, escalate through the broker or land department, and file with the Rental Disputes Center if all else fails.
1. Repairs and Maintenance Delays
This is the number-one tenant complaint everywhere: the AC breaks in August, the water heater dies, or a leak appears — and the landlord does not respond for weeks. In the UAE, the division of responsibility is usually clear in the tenancy contract: landlords handle major/structural maintenance, while tenants handle minor everyday upkeep.
What to do
- Report the issue in writing (email or message) with photos and the date — verbal reports do not count as evidence.
- Reference the maintenance clause in your contract and set a reasonable deadline for the repair.
- If the delay continues, read how to communicate with a landlord about repairs for message templates and escalation wording that keeps things professional.
- For a detailed escalation plan, see what to do if property repairs are delayed, which covers broker intervention and formal complaint steps.
2. Unfair Rent Increases
At renewal time, some landlords propose increases that exceed what the rules allow. In Dubai, permissible increases are tied to the RERA rental index: the gap between your current rent and the average market rent decides how much the increase can be, and in some cases no increase is allowed at all. Other emirates have their own caps or renewal protections.
What to do
- Check your current rent against the official rental index for your area and unit type before agreeing to anything.
- Object in writing and cite the index figure; keep the exchange documented.
- If the landlord insists on an unlawful increase, decline in writing and escalate to the land department or Rental Disputes Center.
3. Security Deposit Not Returned
Deposits — usually 5% of annual rent for unfurnished units and 10% for furnished in Dubai — should come back after you hand over the property in good condition, minus fair deductions for damage beyond normal wear and tear. Late returns, surprise deductions, and landlords who simply go quiet are a classic complaint. We have a dedicated walkthrough at what to do if a deposit is not returned.
What to do
- Do a proper move-out inspection with photos and get a signed handover note.
- Send a written demand listing the deposit amount, the contract clause, and a deadline (typically 14 days).
- If the landlord withholds it without justification, file with the Rental Disputes Center — deposit cases are among the most common and most winnable claims tenants bring.
4. Utility and Service-Charge Problems
Tenants frequently complain about surprise service charges, disputed DEWA or utility bills, or buildings where the landlord or management delays utility connections. First, check your contract: it should state exactly which charges sit with you and which sit with the landlord. For connection practicalities, our utility connection requirements guide explains what to arrange and when.
What to do
- Ask for itemised bills and the calculation basis of any service charge — vague totals are not acceptable.
- Compare the charges against your contract and against what the building’s owners’ association publishes.
- Escalate unresolved billing disputes to the building management, then to the land department if the landlord is responsible.
5. Pest Control and Cleanliness Issues
Cockroaches, bedbugs, and poor common-area cleanliness are recurring complaints, especially in older buildings. Responsibility usually depends on the source: pre-existing infestations or building-wide problems point to the landlord or building management; a problem that appeared during your tenancy from your own habits may be yours to fix.
What to do
- Document the problem with dated photos and notify the landlord or building management in writing.
- Request building-wide treatment if neighbours are affected too — collective complaints carry more weight.
- If the landlord ignores a building-wide issue, complain to the municipality, which can order treatment.
6. Eviction Notices and Lease Termination Disputes
Being asked to leave is stressful, and not every notice is lawful. Valid eviction requires proper written notice through the correct channel with the legally required notice period — in Dubai that means a 12-month notice through the notary or the official system for the permitted grounds (such as the owner moving in or selling). A WhatsApp message telling you to leave next month is not a lawful eviction.
What to do
- Check whether the notice is in writing, states a lawful ground, and gives the full required notice period.
- Do not vacate on an invalid notice — respond in writing pointing out the defect.
- If the landlord threatens lockout or cuts utilities, file an urgent complaint with the Rental Disputes Center; self-help eviction is not allowed.
- For the broader picture of your protections, see the complete tenant rights guide.
7. Landlord Access and Privacy Issues
Landlords sometimes show up unannounced or enter the property without permission. Your rented home is your private space: the landlord generally needs your agreement and reasonable advance notice for viewings or inspections, except in genuine emergencies.
What to do
- Set expectations in writing — ask for 24-hour notice for any visit.
- Keep a log of unannounced entries with dates and what happened.
- If it continues, treat it as a formal complaint and escalate through the broker or land department.
8. Handover and Move-In Condition Problems
Tenants complain about apartments handed over dirty, unfurnished where furnished was promised, or with appliances that never worked. The defence is simple: a move-in inspection report with photos, signed by both sides, dated on handover day.
What to do
- Inspect thoroughly before the handover signature — test taps, AC, appliances, locks, and windows.
- List every defect in the handover report and agree in writing who fixes what and by when.
- New to renting here? The rental market guide for tenants covers what to check before you sign.
9. Noise, Neighbours, and Building Management Issues
Loud neighbours, construction noise, broken lifts, and poor security are building-level problems that a landlord alone cannot always fix. Start with the building management or owners’ association, which is responsible for common areas and building rules.
What to do
- Log incidents with dates and times, and report them in writing to building management.
- If management does not act, escalate to the municipality for noise or safety violations.
- Persistent building neglect can also be raised with the land department as part of a wider complaint.
The Golden Rule: Document Everything
Across every complaint on this list, one habit decides outcomes: putting things in writing. A tenant with dated emails, photos, and a timeline almost always fares better than a tenant with a strong memory and no paper trail. Make sure your contract is registered — in Dubai that means Ejari registration, explained step by step in our guide — because registration underpins every formal remedy.
Frequently Asked Questions (FAQs)
What is the most common tenant complaint in the UAE?
Delayed maintenance and repairs top the list, followed by security deposit disputes and disagreements over rent increases at renewal. All three have clear, well-trodden resolution paths.
Where can I officially complain about my landlord in Dubai?
Through the Dubai Land Department and its Rental Disputes Center, which handles formal tenancy complaints and cases. Other emirates have their own rental committees or municipal channels — check the official UAE government portal for the right body in your emirate.
Can my landlord increase my rent by any amount at renewal?
No. In Dubai, increases are capped according to the RERA rental index, and some tenancies qualify for no increase at all. Always verify the index figure for your area before accepting a higher rent.
How long does a landlord have to return my security deposit?
The contract may specify a timeframe; where it does not, a reasonable period after handover and final bill settlement is expected — typically a few weeks. Send a written demand with a clear deadline if it drags on.
Can my landlord evict me by text message?
No. Lawful eviction requires proper written notice through the official channel with the legally required notice period and a valid ground. An informal message has no legal standing as an eviction notice.
Should I stop paying rent if my landlord ignores repairs?
Do not withhold rent unilaterally. Missed payments can be used against you in any later dispute. Keep paying, keep documenting, and escalate through the formal channels instead.
The Bottom Line
Every common tenant complaint — repairs, rent increases, deposits, utilities, eviction notices — has a matching solution, and most resolve with written communication and a fair deadline before any formal step is needed. Register your contract, document everything, escalate calmly one rung at a time, and you will handle whatever your tenancy throws at you.
Last Updated: 8 October 2026
About the author: Zaviyar Sultan is a UAE-focused writer at Asandada24, covering driving, visas, banking, insurance and everyday UAE life. His guides are researched from official UAE government and regulator sources and updated regularly.
Asandada24 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.