Off-plan delays happen. Your Sales and Purchase Agreement (SPA) and RERA/DLD processes shape your leverage. Most SPAs include a grace period of 6–12 months. Many set delay penalties, often a rate like 1% of the property price per quarter after the grace window. Force-majeure clauses exclude true external events, not poor planning. RERA registration and escrow status matter because refunds flow from escrow in termination cases.
Here is a clear path that works in practice:
- Read your SPA line-by-line
• Note the promised handover date, any grace period, and penalty formula.
• Flag any force-majeure wording and what it covers. - Verify the project on Dubai REST
• Confirm RERA registration and the escrow account.
• Save screenshots for your file. - Put the developer on notice in writing
• Ask for the current status, causes of delay, and a dated completion program.
• State that you reserve your rights under the SPA and UAE law.
• Keep email trails and delivery proofs. - Price the delay
• Apply the SPA formula after the grace period ends.
• Track interest on your paid amounts if the SPA allows it.
• Keep a running ledger you can share in mediation. - Try fast mediation with DLD/RERA (free)
• File online. RERA targets a 5-business-day response.
• Many cases settle on timelines, penalty credits, or revised plans that keep the deal viable. - Escalate only if needed
• If mediation fails, you can seek specific performance, damages, or a refund with interest at the Real Estate Disputes Center or Dubai Courts.
• For severe delay beyond SPA tolerances, contract termination and a full refund from escrow are in play under UAE Civil Transactions Law Article 295, plus damages. - Preserve evidence from day one
• SPA, Oqood, payment receipts, dated photos, emails, and project-status reports.
• These documents drive outcomes at RERA and in court.
Case snapshot
A buyer with a June 2024 handover and a 6-month grace period crossed December 2024 with no keys. They logged all emails, pulled Dubai REST status, and computed penalties from January 2025. RERA mediation produced a written plan, late-delivery penalties credited against the balance, and a fixed snagging date. If the developer had missed the plan, the buyer was ready to terminate and claim a refund from escrow.
How to file a DLD complaint today
What you prepare
• SPA/booking form, Oqood, payment proofs.
• Timeline showing promised vs. actual handover.
• Emails with the developer and Dubai REST verification.
Where you file
• DLD website or the Dubai REST app → Services → Complaints and Objections → Investor Complaints / Real Estate Violations.
• Log in with UAE PASS or Emirates ID. Upload your documents.
What happens next
• Track your reference number. RERA mediates and can enforce settlements or investigate violations.
• If unresolved, escalate per the portal response to the Real Estate Disputes Center or Dubai Courts.
Template: first notice to the developer
Subject: Project delay and claim under SPA
Dear [Developer],
I purchased [Unit/Project/RERA No.]. The SPA handover date is [date] with a [x-month] grace period. That period has now expired.
Please provide by [7 days from today]:
- Revised completion program with dates.
- Causes of delay and supporting records.
- Confirmation of late-delivery penalties under clause [x] and credit to my account.
I reserve all rights under the SPA, RERA/DLD regulations, and UAE law.
Regards,
[Name]
Use the leverage you have. Document well, file early, and push for a practical settlement that either gets you keys on a fixed schedule or gets your money back with penalties.
Disclaimer: This article is for general information only and does not constitute legal advice. The author assumes no responsibility or liability for actions taken based on its contents. For advice on your specific situation, consult a qualified lawyer.
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