Typical disputes with Dubai developers
- Late handover — the SPA date has passed and the unit has not been delivered, or the developer keeps moving the date;
- non-conforming unit — different area, layout, view, finishes or amenities;
- termination by the developer for late payment by the buyer, retaining most of what was paid;
- handover problems — defects, keys withheld pending disputed charges, title deed delays;
- stalled or cancelled projects — see refunds for cancelled projects.
Who decides a developer dispute
RERA (Real Estate Regulatory Agency), part of the Dubai Land Department, registers projects, supervises escrow accounts and construction progress, handles buyer complaints against developers and can decide to cancel a project.
The Dubai Land Department (DLD) keeps the registers, including the Oqood interim register, and offers dispute settlement mechanisms.
The Dubai Courts hear claims for termination of the SPA, refunds and damages. If the SPA contains an arbitration clause, the dispute may go to arbitration. Court proceedings are in Arabic and documents must be translated.
Which route works best depends on the SPA, the state of the project and what you want: the unit, compensation or your money back.
What you can claim
- performance and delivery of the unit;
- delay compensation where the SPA provides for it or as damages;
- termination of the SPA and a refund where the breach is material;
- a declaration that the developer's termination was unlawful and reinstatement of your rights;
- rectification of defects under the developer's warranty obligations.
How we run the dispute
- Diagnosis (1–2 days). We review the SPA, payment schedule and receipts, correspondence and DLD/RERA project data, assess prospects and propose a strategy.
- Pre-action. We send the developer a formal demand. Many disputes settle at this stage — developers prefer to avoid a regulatory complaint.
- RERA / DLD complaint. We prepare and file the complaint and represent you at meetings.
- Court. If that fails — a claim in the Dubai Courts with interim measures where appropriate, followed by enforcement.
You receive a progress report every week.
Timing
Timing depends on the developer's stance, the route chosen and authority workloads. A pre-action settlement can take a few weeks; litigation through several instances takes considerably longer. From our practice: a 100% refund through RERA for a Moscow investor in a cancelled project took 5 months — case study.
Documents
- the SPA with all schedules and the reservation form;
- proof of payments (where and when funds were sent);
- the Oqood certificate or DLD extract;
- correspondence with the developer and broker, project marketing materials;
- passport and power of attorney for the lawyer.
Why you shouldn't wait
Claims against developers are subject to limitation periods and to the SPA's notice procedures. And if the project is eventually cancelled, a claim lodged on time with complete proof of payment makes a refund far easier.
Fees
A fixed part plus a 10–25% success fee on the amount recovered, depending on complexity and value. Court fees and translations are extra, per the estimate. A consultation is from AED 750 for 60 minutes. See all services on the real estate lawyer in Dubai page.
FAQ
Check the SPA's completion, extension and compensation terms, document the breach and send a formal demand. Then a RERA complaint or court claim.
If the delay is material and the contract or law allows it, yes. We assess your position from the documents.
No. We represent you under a power of attorney and you get weekly reports.
A fixed part plus a 10–25% success fee on the amount recovered.