Rental Disputes in Abu Dhabi: Tenant & Landlord Rights, Rent Increases, Eviction and Legal Procedures (2026)

Updated: November 2026 | Abu Dhabi, UAE

Executive Summary

A rental dispute in Abu Dhabi can begin with something as simple as a disagreement over a rent increase, delayed payment, maintenance responsibility, an eviction request or the return of a security deposit. However, the legal outcome may depend on several details: the wording of the tenancy contract, the property location, the registration status, the date and method of any notice, and the evidence available to each party.

For most properties in Abu Dhabi, the landlord-tenant relationship is primarily governed by Law No. 20 of 2006 concerning tenancy relations in Abu Dhabi and its amendments. The law addresses key issues including rent payment, maintenance, renewal, non-renewal, subletting, handover and grounds for eviction.

Before taking a step such as withholding rent, leaving the property, refusing handover or acting on an eviction notice, both landlords and tenants should first review the lease, confirm the applicable notice period, collect payment and communication records, and identify the correct dispute-resolution forum.

What Are Rental Disputes in Abu Dhabi?

A rental dispute is a legal or contractual disagreement between a landlord and a tenant concerning the use of a property or the performance of obligations under a tenancy agreement.

Common landlord and tenant disputes in Abu Dhabi include:

• Claims for unpaid rent or additional amounts.
• Disputes over rent increases at renewal.
• Non-renewal notices and eviction requests.
• Maintenance disputes and responsibility for repair costs.
• Claims for the return of a security deposit.
• Early termination of a tenancy contract.
• Subletting or changing the use of the property without the required consent.
• Disagreements about the condition of the property or the date of handover.

A single case may include several claims at the same time. For example, a landlord may claim rent and eviction, while a tenant may seek the return of a security deposit or compensation for proven loss.

Which Law Governs Landlord and Tenant Disputes in Abu Dhabi?

Within its scope of application, tenancy relations in Abu Dhabi are governed by Abu Dhabi Tenancy Law No. 20 of 2006 and its amendments.

The law applies to many residential, commercial, industrial, professional and vocational leases, but it also contains exclusions. These include certain government-owned residential properties, agricultural land, hotel and tourism accommodation and housing occupied because of employment conditions. The exact legal framework should therefore be checked before relying on a general tenancy rule.

Important: Al Reem Island and Al Maryah Island

The location of the property can materially change the legal analysis. Abu Dhabi Global Market (ADGM) extends across Al Maryah Island and Al Reem Island and operates its own legal and real-estate framework. ADGM Real Estate Services confirms that leasing and property services within its jurisdiction are regulated through the ADGM framework. ADGM Courts also provides a separate route for real-estate disputes within ADGM.

Accordingly, a tenant or landlord should not assume that every property in the Emirate of Abu Dhabi follows the same dispute process. For a property on Al Reem Island or Al Maryah Island, the tenancy registration, lease terms and jurisdiction should be reviewed before a claim is filed.

What Should You Do When a Rental Dispute Starts?

1. Review the tenancy contract and any addenda

Do not review only the annual rent. Check the full agreement, including:

• The lease term and expiry date.
• Payment dates and payment method.
• Renewal and notice clauses.
• Maintenance responsibilities.
• Security deposit terms.
• Early termination provisions.
• Permitted use of the property.
• The authority of the property manager or landlord representative.

Any later amendment—such as a rent reduction, permission for works inside the unit, or an agreed move-out date—should ideally be documented in writing and capable of being proved.

2. Collect your evidence

Keep the registered tenancy contract, Tawtheeq details where applicable, payment receipts, bank transfers, cheques, emails, WhatsApp messages, notices, handover reports, dated photographs and maintenance reports. In a financial claim, prepare a clear schedule showing each amount claimed, why it is due, the due date and what has already been paid.

3. Define the result you want

Are you seeking renewal, termination, eviction, payment of rent, return of the security deposit, repairs, compensation or a negotiated settlement? Defining the objective early helps determine the correct notice, evidence and legal procedure.

Can a Landlord Increase Rent in Abu Dhabi in 2026?

The applicable rule should always be checked at the date of renewal. On 3 June 2026, the Abu Dhabi Real Estate Centre (ADREC) announced a temporary update reducing the annual permitted rental increase from 5% to 0% for residential, commercial and industrial properties covered by the measure, until further notice. Read the official ADREC announcement.

ADREC stated that lease renewals and new agreements during the measure are to reference the rental value in the property’s last registered Tawtheeq contract. Because this is a temporary measure, landlords and tenants should check whether ADREC has issued any later update before agreeing to a new rental amount.

If you receive a rent increase request, review the renewal date, the last registered rent, the property’s jurisdiction and any official update then in force. Keep the landlord’s request and your response in writing.

How Much Notice Is Required for Non-Renewal or Changing Lease Terms?

Article 20 of the Abu Dhabi Tenancy Law provides written notice periods when either party does not wish to renew the lease or wants to amend its terms:

These periods relate to non-renewal or changes to lease terms. They do not automatically replace the separate requirements that may apply to a specific eviction ground. The full wording of Article 20 is available through ADREC’s tenancy legislation.

The wording, delivery date and proof of receipt of any notice should be reviewed carefully. A message labelled “eviction notice” does not by itself establish that all legal requirements for eviction have been satisfied.

When Can a Landlord Evict a Tenant in Abu Dhabi?

Non-renewal at the end of a lease is different from an eviction claim based on breach or another statutory ground. Subject to the applicable provisions, Article 23 identifies grounds on which a landlord may seek evacuation of the property, including circumstances such as:

• Failure to pay rent in accordance with the legal requirements.
• Assignment of the tenancy or subletting without the required permission.
• Use of the property in breach of the lease or for an unauthorised purpose.
• Certain harmful or improper uses of the property.
• Demolition, rebuilding, alteration or specified development works where the legal conditions are met.
• The landlord’s intention to occupy the property personally, subject to the conditions applicable to that ground.

For owner occupation, the law includes specific conditions, including notice six months before the end of the tenancy contract and requirements concerning alternative habitable property and actual occupation after the tenant leaves.

Non-payment also has its own rules, including the effect of payment before the dispute is determined and repeated delay without an acceptable excuse. Because eviction is highly fact-specific, the lease, notices, payment record and statutory ground should be reviewed together.

Changing locks, blocking access or attempting to remove a tenant without following the applicable legal process should not be treated as a substitute for a lawful eviction procedure.

Who Is Responsible for Maintenance in a Rented Property?

Abu Dhabi tenancy law distinguishes between necessary repairs and minor rental repairs. As a general rule, Article 7 places responsibility on the landlord to maintain the property so that it remains fit for its intended use and to carry out necessary repairs, unless the parties have agreed otherwise. Article 14 addresses minor rental repairs that the tenant may bear by custom or agreement.

This means the answer is not simply that “all maintenance is the landlord’s responsibility” or “all repairs are the tenant’s responsibility.” The nature of the defect, its cause, the tenancy terms, normal wear and tear and any misuse should all be considered.

When a maintenance problem arises:

1. Notify the landlord or property manager in writing.
2. Describe the problem and how it affects use of the property.
3. Keep photographs, reports and correspondence.
4. Request a reasonable repair date.
5. If the problem continues, evaluate the legal procedure available under the tenancy law.

Article 8 provides, subject to its conditions, a mechanism by which a tenant may obtain permission from the competent committee to carry out repairs and deduct the cost from rent where the landlord delays after notice or cannot be contacted. A tenant should therefore not assume that repair costs can simply be deducted from rent without the required legal basis.

Can a Tenant Stop Paying Rent Because of a Dispute?

A dispute about maintenance, a rent increase, a security deposit or another issue does not automatically suspend the obligation to pay rent. Stopping payment without a proper legal basis may create an additional rent claim and may expose the tenant to an eviction request.

If the landlord refuses to accept rent, Article 11 sets out a deposit mechanism under which the tenant may deposit the rent in the name of the committee through the prescribed process and notify the landlord. The effect of a valid deposit depends on compliance with the applicable procedure.

Keeping the money in a personal bank account or merely sending a message saying that payment is available is not the same as completing a legally recognised deposit procedure.

Can a Tenant Recover the Security Deposit in Full?

Whether a security deposit must be returned in full depends on the tenancy contract, the condition of the property, outstanding obligations and the available evidence. Issues commonly reviewed include:

• Outstanding rent or utility amounts.
• Damage alleged to have been caused by the tenant.
• The condition of the property at move-in and move-out.
• The legal or contractual basis of any deduction claimed by the landlord.
• The lease provisions dealing with the return of the deposit.

If the landlord proposes deductions, ask for an itemised statement explaining each deduction and the documents supporting it. Compare the claim against the original inspection record, handover report, photographs and invoices.

Do not assume that one fixed deadline for refunding a security deposit applies to every tenancy. The contract and the legal regime governing the property should be checked.

Can a Tenant End an Abu Dhabi Tenancy Contract Early?

Early termination may be possible under an express break clause, a written settlement between the parties, or a legal ground that supports termination. However, moving to another city, changing employment or closing a business does not automatically end every tenancy agreement.

There is also no universal rule that early termination always requires a penalty equal to two months’ rent. The actual liability depends on the contract, the circumstances and any settlement reached by the parties.

Before leaving the property, review:

• Whether the contract contains an early termination clause.
• The required notice period.
• How any termination payment is calculated.
• The treatment of advance payments or post-dated cheques.
• The handover date and cancellation of registration where applicable.
• The treatment of the security deposit.

A written termination agreement should clearly record the final handover date, outstanding amounts, cheque treatment, deposit position and whether the parties have any remaining claims.

Does Selling the Property End the Tenancy Agreement?

No. Article 18 provides that when ownership of the rented property transfers to another person, the tenancy remains effective against the new landlord. A sale by itself does not automatically require the tenant to leave immediately or sign a new lease on different terms.

When ownership changes, the tenant should verify the new owner’s or representative’s authority, confirm where future rent should be paid and keep proof of all amounts already paid. Articles 18 and 19 of the tenancy law address the effect of ownership transfer and advance rent payments.

Where Are Rental Disputes Filed in Abu Dhabi?

For disputes within their jurisdiction, the Rental Dispute Settlement Committees of the Abu Dhabi Judicial Department (ADJD) hear disputes arising from rental relationships between landlords and tenants under Abu Dhabi’s tenancy framework.

Before filing, confirm the property location, the nature of the legal relationship, the parties’ legal capacity and the applicable jurisdiction. Some agreements may be investment, management or other property arrangements rather than ordinary tenancy contracts. Properties within ADGM also require separate review of the applicable forum and procedure.

It is also important to distinguish between contacting a regulatory body about registration or implementation of a regulatory measure and filing a judicial claim seeking rent, eviction, compensation, deposit recovery or another legal remedy.

How to Prepare for an Abu Dhabi Rental Dispute Claim

Confirm the parties and legal claims

Verify the correct legal name and capacity of the landlord and tenant, and confirm the authority of any property manager or company representative. Then identify each claim, the amount involved and the legal or contractual basis relied upon.

Organise the supporting documents

Depending on the case, the file may include the tenancy contract and registration details, Emirates ID or trade licence documents, powers of attorney, rent-payment evidence, notices, correspondence, maintenance reports, photographs, move-in and move-out records and documents supporting any financial calculation.

Check filing, translation and service requirements

Review the filing method, required documents, translation requirements, service of notices and applicable fees before submitting a claim. Missing documents or incorrect party information can delay the case or complicate the legal position.

Monitor the case after filing

After registration, monitor notices, hearings, deadlines and requests for additional documents. When a decision is issued, promptly review whether it is appealable, the deadline for any challenge and, where applicable, the enforcement procedure.

There is no single fixed duration for every rental dispute. Service of process, expert evidence, additional applications, settlement discussions and appeals can all affect the length and cost of a case.

Why Is Proof of Property Handover So Important?

Moving out of the property does not always mean that the tenancy has been legally or contractually handed back. Article 22 links failure to complete agreed surrender procedures with continuing obligations, including rent until actual handover.

For this reason, tenants and landlords should document the handover date, condition of the unit, return of keys, meter readings, access cards and any outstanding amounts or disputed items. If a landlord refuses to receive the property or keys, the tenant should consider the appropriate formal process to prove an offer of surrender rather than leaving keys without evidence.

Practical Example: Dispute Over Rent After a Tenant Leaves

Assume that a commercial tenant in Abu Dhabi stops operating from a shop and says the lease has ended, but the landlord claims additional rent because the keys were never formally returned.

The dispute cannot necessarily be resolved by looking only at the expiry date printed on the lease. The parties may need to review the non-renewal notice, communications about handover, continued access or occupation, inspection records and whether the landlord refused to receive the keys.

A written settlement may resolve the matter by fixing a final handover date, the amount due and the treatment of the security deposit. If no agreement is reached, the evidence and legal claims may need to be presented to the competent authority.

Common Mistakes in Abu Dhabi Rental Disputes

• Ignoring a legal notice, court notification or filing deadline.
• Relying only on verbal promises about termination or refund of a security deposit.
• Stopping rent payments without evaluating the legal consequences.
• Deducting repair costs from rent without the required legal basis or procedure.
• Subletting without checking whether the landlord’s consent is required.
• Leaving the property without written evidence of handover.
• Signing a settlement or release without understanding which rights it covers.
• Applying tenancy rules from another emirate to a property in Abu Dhabi.
• Assuming Al Reem Island or Al Maryah Island automatically follows the same forum as other Abu Dhabi properties.
• Waiting too long to review a judgment or appeal deadline.

How Bin Nakhira & Partners Assists With Rental and Real Estate Disputes

Bin Nakhira & Partners provides real estate litigation services for property-related disputes, including lease conflicts, eviction matters, rent recovery and disputes involving landlords, tenants, investors, developers and property managers.

A rental dispute should begin with a review of the tenancy contract, the property location, registration and jurisdiction, followed by an assessment of the notices, payment history, evidence, available claims and potential settlement options.

If you have received an eviction notice, are facing a dispute over unpaid rent, a rent increase, maintenance, early termination, handover or a security deposit, you can contact Bin Nakhira & Partners to arrange a review of the relevant documents and legal options.

Frequently Asked Questions About Rental Disputes in Abu Dhabi