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Developer delayed handover? Refusing to refund? Unit doesn't match the SPA? You have enforceable rights under Law No. 13 of 2008. All payments must be held in a DLD-approved escrow account — your money is protected. If the developer misses the handover date by more than 6–12 months, you can claim a full refund plus 9% annual interest.
We file RERA complaints, DLD applications, and court cases across all UAE emirates — in Arabic, English, Urdu, and Hindi.
Title deed dispute, SPA breach, snagging defects, unauthorized changes — property disputes in UAE move fast. Your rights depend on documenting the right things at the right time. We advise from the moment a dispute arises — not after you've already signed away your rights.
We represent investors, landlords, and property owners before DLD, RERA, the Special Tribunal, and all UAE courts — in Arabic, English, Urdu, and Hindi.
Facing a buyer complaint, SPA dispute, or DLD investigation? Developer and seller rights matter too. We advise on SPA compliance, RERA obligations, buyer default procedures, and defend against unjustified cancellation claims.
We also handle property transaction support — SPA review, NOC coordination, DLD registration — for buyers, sellers, and developers across UAE.
From off-plan developer delays to snagging defects and title deed disputes — UAE property law gives buyers and investors enforceable rights at every stage.
Developer missed the Anticipated Completion Date (ACD). After the SPA grace period (6–12 months) expires, you can demand a full refund of all escrowed payments plus 9% annual interest — or pursue compensation for the delay. We file with RERA and DLD immediately.
Unit delivered with construction defects, poor finishes, or specifications that don't match the SPA. You have the right to refuse handover until legitimate defects are fixed. Document everything in writing — do not sign acceptance until satisfied. We handle the formal dispute with the developer.
Developer refusing to transfer title deed, NOC delays blocking registration, or unauthorized changes to agreed specifications. DLD can register the title deed directly on your behalf if the developer is non-compliant. We file the application and enforce your ownership rights.
Project cancelled by RERA? Buyer-initiated cancellation? The refund amount depends on construction completion at the time of cancellation — from 25% retention (below 60% complete) to full refund (RERA-cancelled). We calculate your exact entitlement and pursue it through the correct authority — DLD, RERA, or the Special Tribunal.
Ready property — seller refusing to complete transfer, MoU breach, deposit forfeiture disputes, misrepresentation of property condition. We handle all secondary market property disputes. Civil claims for losses can run alongside property proceedings.
Developer made false representations about the project, location, specifications, or completion timeline. In serious cases, property fraud can be pursued as a criminal case alongside civil and RERA proceedings. Multiple tracks simultaneously maximise pressure and recovery.
Not sure which applies to your situation?
Free property case assessment →UAE has one of the most investor-protective off-plan property frameworks in the world. Understanding your rights before a dispute arises — and immediately after — changes the outcome.
The handover date stated in your SPA. This is when the developer should deliver your unit. If this date is missed, the grace period begins.
Most SPAs give the developer a 6–12 month grace period beyond the ACD before legal remedies are available. During this period, continue making instalment payments as scheduled.
Once the grace period ends and the developer has not handed over, you may:
Under Law No. 8 of 2007, every developer must hold all buyer payments in a DLD-approved escrow account. The developer cannot access this money until construction milestones are verified. If the project is cancelled, the escrow funds are returned to buyers.
Under Article 3 of Law No. 13/2008, an off-plan SPA that is NOT registered in the Interim Real Property Register (Oqood system) is legally void. An unregistered SPA gives you even stronger grounds to demand a full refund. Verify your registration via the Dubai REST app or Dubai Land Department portal.
When a buyer cancels an off-plan purchase, the refund amount depends on the project's completion percentage at the time of cancellation. This table applies to buyer-initiated cancellations. Developer-default or RERA-cancelled projects have different rules.
These are the maximum developer retentions allowed by law — these caps cannot be overridden by SPA terms. If a developer claims higher deductions, it is unlawful. We calculate your exact entitlement and challenge any excess retention.
If your project has been formally cancelled, the Special Tribunal for Liquidation of Cancelled Real Property Projects has exclusive jurisdiction — not the regular Dubai Real Estate Court. We file with the correct authority and pursue your refund through this specialist tribunal.
Most buyers don't know they can refuse handover. Most sign without adequate inspection. Both mistakes are costly. Here's exactly what your rights are — and what to do if the developer pushes back.
Under UAE property law and RERA regulations, a buyer can legally decline handover until legitimate construction defects are rectified by the developer. You cannot refuse for minor cosmetic preferences or matters outside SPA specifications — but for real defects, you are protected.
Test every door, tap, drain, AC unit, power point, and light fitting. Check floor finishes, wall finishes, window frames, cabinetry, and ceiling. Compare everything against your SPA specifications and floor plan. Take dated photographs of every defect — room by room.
Create a formal written list of all defects with photographs. Submit it to the developer via email or WhatsApp so there is a timestamped record. Do not rely on verbal agreements about what will be fixed — get everything in writing.
Signing the handover acceptance document significantly weakens your position. Once signed, proving defects existed at handover becomes much harder. Only sign when all major defects are resolved — or when you have a written agreement with a timeline for resolution.
RERA can mediate snagging disputes between buyers and developers. If RERA mediation fails, your remedies in court include: compelling the developer to fix defects at their expense, claiming a proportional price reduction, or — for serious material defects — rescission of the SPA.
Court orders the developer to rectify all defects at their own expense. Timeline specified in judgment — non-compliance leads to further enforcement.
Court awards a proportional reduction in the purchase price based on the nature and extent of defects — you keep the unit at a lower price.
Where defects are so serious they fundamentally undermine the purpose of the contract, courts may rescind the SPA — returning all money paid and cancelling ownership.
Defects become much harder to prove after you sign handover acceptance. If you have already signed and discovered defects later — contact us immediately. We assess what legal action is still available.
Property disputes in Dubai can go through different channels — DLD mediation, RERA, the Real Estate Court, or the Special Tribunal. Filing with the wrong authority wastes time. We identify the right track immediately.
We identify the right track on the first call — DLD, RERA, court, or Special Tribunal — and file immediately. Getting this right from the start saves weeks.
Every emirate has its own property regulatory framework. We file with DLD, RERA, and the courts in every emirate — and identify which applies to your case immediately.
Dubai has the most active property market in UAE and the most sophisticated regulatory framework. We file with Dubai Land Department (DLD), RERA, the Special Tribunal (Decree 33/2020), and the Dubai Real Estate Court. DIFC property transactions follow a separate framework — we handle both.
Abu Dhabi property disputes are regulated by the Abu Dhabi Department of Municipalities and Transport (DMT). ADGM properties follow a separate common-law framework. Large-scale off-plan developments in Abu Dhabi are growing — with it, buyer disputes are increasing.
Sharjah has its own property regulatory authority and real estate courts. Many Pakistani and Indian investors buy residential properties in Sharjah — we handle disputes in Urdu and Hindi. Sharjah property transactions have their own title deed and registration process.
Ajman has one of the most affordable property markets in UAE — attracting many first-time buyers and expat investors. Developer disputes in Ajman are increasing as the market grows. We cover Ajman property courts and regulatory authority.
Ras Al Khaimah is developing rapidly with major international hotel and residential developments — Al Marjan Island being the most prominent. Off-plan disputes in RAK are handled by RAK courts and the RAK Department of Land and Real Estate.
Bought property in UAE from abroad? We represent international investors remotely — from complaint filing to court attendance. UAE property judgments are internationally enforceable. We handle cross-border property disputes involving Pakistani, Indian, UK, and other international buyers.
Each emirate has its own property regulatory framework — we identify which authority applies to your case on the first call and file immediately.
Property disputes in UAE involve large sums, complex regulations, and multiple authorities. Experience and speed of action matter more than anything.
DLD, RERA, the Real Estate Court, or the Special Tribunal — each handles different types of property disputes. Filing with the wrong authority wastes weeks and money. We identify the correct filing authority on the first call and act the same day. For cancelled projects, the Special Tribunal has exclusive jurisdiction — a mistake here means dismissal.
Many buyers only know they can claim the amount paid. We claim everything: all escrowed payments, 9% annual interest from the payment dates, consequential losses where provable, and legal fees. On a AED 2 million off-plan dispute held for 3 years, the interest alone adds over AED 500,000 to your claim. We calculate everything before filing.
SPA review before purchase, snagging advice before handover, settlement review before signing — the most expensive property mistakes happen when buyers sign without legal review. We offer pre-transaction and pre-signature reviews that save far more than they cost. Clients who come to us before signing have significantly better outcomes than those who come after.
A large proportion of UAE property investors are Pakistani, Indian, and British nationals — many dealing with developers from a distance. We communicate in your language, explain the UAE legal framework clearly, and represent you before authorities and courts whether you're in Dubai or overseas. No jargon, no confusion.
Describe your property dispute — we assess it and respond within 1 hour. We handle international investors remotely.
We review your SPA, payments, and situation — tell you what your rights are and what we can recover.
Based outside UAE? We represent you before DLD, RERA, and courts without you needing to travel.
We calculate the maximum recoverable amount before filing — including interest from payment dates.
Explain your full situation in your own language — for buyers from Pakistan, India, UK, and beyond.
Everything you need to know about off-plan disputes, refunds, snagging, and property rights in UAE.
Once the developer exceeds the ACD plus the SPA grace period (6–12 months), you can:
If RERA officially cancels a project, buyers receive a 100% full refund — no deductions allowed. The refunds are processed through the project's mandatory escrow account under Law No. 8/2007. For buyer-initiated cancellations, thresholds under Law No. 19/2020 apply — see table above.
Snagging is the inspection of construction defects before accepting handover. You can refuse handover until legitimate defects are fixed — but not for minor cosmetic preferences. Always submit defects in writing with photographs. Do not sign handover acceptance until satisfied — doing so makes it harder to claim later.
Established by Decree No. 33/2020, the Special Tribunal for Liquidation of Cancelled Real Property Projects has exclusive jurisdiction over cancelled or unfinished projects — regular courts cannot handle these cases. The Tribunal can order: full refunds, project completion, transfer to a new developer, or full liquidation of developer assets to repay buyers.
Oqood is Dubai's Interim Real Property Register for off-plan purchases. Under Article 3 of Law No. 13/2008, an SPA that is not Oqood-registered is legally void. Check your status via the Dubai REST app. An unregistered SPA gives you even stronger grounds for a full refund.
No. After full payment and handover, the developer must transfer the title deed. If they refuse, DLD can register it directly on your behalf. Common causes: outstanding NOC, unresolved service charges, or mortgage formalities. We file with DLD and address each obstacle immediately.
Federal Decree-Law No. 25/2025, effective 1 June 2026, replaces the 1985 Civil Code. Key impacts for property buyers:
Still have questions?
Ask our property advocates — free →Property disputes often connect to other legal matters. We handle all of these — simultaneously where needed.
Landlord-tenant disputes, eviction, rent increase, Ejari issues — handled through RERA Rent Committee and courts.
Civil compensation claims for consequential losses from property disputes — lost rental income, relocation costs, financial damages.
Property fraud, developer misrepresentation, and investment scams can be prosecuted criminally. Criminal + civil claims run simultaneously.
After a property judgment, we enforce recovery through bank freezes, asset seizure, and travel bans via the Execution Court.
Construction contracts, developer agreements, joint venture property disputes — corporate and commercial property law support.
Discovered hidden structural defects after purchase? Civil claims under UAE Civil Code hidden defect provisions — price reduction or full rescission.
Free confidential assessment — we identify the right legal approach immediately.
