What Can Landlord Do If a Tenant Damages Property​ in Dubai

If you’re a landlord in Dubai, one of the biggest worries is what happens if a tenant damages your property. The good news? Dubai’s tenancy laws clearly outline both landlord and tenant responsibilities. From using the security deposit to filing a case with the Rental Dispute Centre (RDC), there are steps you can take to recover costs and protect your investment.

This guide breaks down everything you need to know in simple terms, your rights, the legal process, and the practical steps you can take.

RERA Tenancy Laws in Dubai

The Real Estate Regulatory Authority (RERA), under the Dubai Land Department (DLD), regulates tenant–landlord relationships.

• Law No. (26) of 2007 and its amendment, Law No. (33) of 2008, protects the rights of both landlords and tenants.
• These laws explain who is responsible for maintenance, what counts as legal grounds for eviction, and how disputes should be resolved.
• The Rental Dispute Settlement Centre (RDC) is the official body that handles such cases.

Wear and Tear vs Tenant Damage

Not all property issues are the tenant’s fault. Dubai law makes a clear difference between normal wear and tear and tenant damage:

• Wear and tear: Minor wall scuffs, faded paint, loose door handles, and normal use over time.
• Tenant damage: Broken doors, holes in walls, smashed tiles, or unauthorized modifications.

As a landlord, you can only claim costs for damage beyond normal wear and tear. That’s why documenting the condition of your property in Dubai before and after tenancy is crucial.

What to Do if Your Tenant Damages Your Property in Dubai?

In case your tenant damages your property, here is a simple step-by-step process to claim it: 

1. Inspect and Document Everything

Take photos and videos of the damage with time stamps. Compare them with your move-in inventory report. Get repair estimates from professionals.

2. Communicate With the Tenant

Start with a conversation. Explain the issue, share repair quotes, and try to agree on a fair resolution. Keep all emails, texts, and notices as proof.

3. Use the Security Deposit

If the tenant agrees, deduct the repair costs from their security deposit. In Dubai, landlords can legally use the deposit for damage beyond wear and tear or unpaid bills.

4. Send a Legal Notice

If the tenant refuses to cooperate, issue a formal damage notice or legal warning. In serious cases of negligence or intentional damage, you can also issue an eviction notice.

5. File a Case at the Rental Dispute Centre (RDC)

When all else fails, landlords can escalate the matter to the RDC. You’ll need:

• Tenancy contract copy
• Photos of the damage
• Eviction or warning notice copy
• Record of communication with the tenant

How to File a Complaint at the Rental Dispute Centre?

The Rental Dispute Centre (RDC) is the official authority in Dubai for handling rental disputes. Landlords can file complaints if tenants cause damage to their property or fail to meet rental obligations.

Where to File a Rental Complaint?

You can submit your complaint:

• Online via the RDC official website
• In person at the Dubai Land Department, Deira

Documents Required

To file a complaint, you must provide:

• Tenancy contract
• Photos of property damage
• Eviction or warning notices
• Records of communication with the tenant

Service Fees

The service fee is 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000.

RDC Opening Hours & Contact

• Monday–Thursday: 7:30 am – 3:00 pm
• Friday: 7:30 am – 12:00 pm
• Contact Number: 800-4488

Can a Landlord Evict a Tenant for Damaging Property?

Yes, but only under certain conditions.

• If a tenant causes severe or intentional damage.
• If they make unsafe modifications without approval.
• If the damage makes the property uninhabitable.

Eviction must follow the proper process: written notices, filing at RDC, and securing a judgment.

Prevention Tips for Landlords

• Do a detailed move-in inspection with photos.
• Clearly state deposit and maintenance clauses in the lease.
• Carry out regular inspections.
• Consider landlord insurance for added protection.

To summarize, dealing with tenant damage to a property or an apartment in Dubai can be stressful, but Dubai tenancy laws give landlords clear protection. By documenting, communicating, and following the legal process, you can recover costs fairly and even evict tenants if the damage is severe.

Always review your tenancy contract carefully and keep good records. If things escalate, the Rental Dispute Centre is your final and reliable option. 

FAQs

1. What is the most common action taken by landlords against tenants in breach of contract?

The most common actions taken by landlords against tenants in breach of contract include issuing a formal eviction notice and filing a complaint with the Rental Dispute Settlement Centre (RDSC) if the breach involves non-payment, property damage, or unauthorized alterations.

2. Who is responsible for painting, landlord or tenant in Dubai?

Typically, landlords are responsible for the initial painting before a tenant moves in. However, tenants may be required to repaint if stipulated in the tenancy agreement or if the need arises from damage beyond normal wear and tear.

3. Does paint come under wear and tear?

Yes, repainting is generally considered part of normal wear and tear. Landlords cannot charge tenants for repainting unless the damage exceeds normal usage or is due to tenant negligence.

4. What is the minimum notice a landlord can give?

For eviction due to personal use or property sale, a landlord must provide at least 12 months' notice. For non-payment of rent or contract violations, the notice period is typically 30 days.