Dubai owners and buyers often face late handovers, poor quality, or unauthorized ads. RERA handles regulatory violations through the Real Estate Violations System on the DLD website and the Dubai REST app. Contract cancellations, refunds, and old disputes go to the courts or the Rental Disputes Center.
Here is a clear path that works.
What qualifies for an RERA complaint
- Real estate “violations” by a developer, broker, or project officer
Examples include unauthorized marketing, misleading ads, or site issues you can show with photos or emails. - Not for contract cancellations, refund claims, or issues older than 6 months. Those need judicial routes or the RDC for leases.
What to prepare before you file
- Sales and Purchase Agreement.
- Proof of payments.
- Your Emirates ID or passport.
- Emails and letters with the developer.
- Photos or videos of the issue.
- Project name, community, unit number, and the developer’s license or ORN.
Save scans in JPG, PNG, or PDF.
Step-by-step filing on DLD / Dubai REST
- Log in to dubailand.gov.ae or open Dubai REST, then choose the Real Estate Violations System.
- Enter your details. Name, mobile, email, Emirates ID.
- Add the developer’s details. Name, license, or ORN.
- Select the complaint category and the project or unit.
- Describe the violation. Keep it under 1,000 characters and stick to facts and dates.
- Upload your evidence.
- Confirm terms and submit. Verify with the OTP.
- Keep the reference number. Expect contact by call or SMS within 5 business days. No standard fee applies for RVS filings.
What happens next
- RERA reviews your file and may contact both sides for clarification or quick settlement.
- They can schedule a hearing.
- If the issue is outside RVS scope or remains unresolved, you can escalate through the courts or, for lease issues, the RDC. Track the status in the portal or app.
Practical example
A buyer receives repeated “final notice” emails to pay a milestone, but site photos show no progress.
- File an RVS complaint for an unauthorized demand and attach the SPA clause, payment plan, dated site photos, and emails.
- Keep your description short. Example text: “Developer requested Milestone 3 payment on 10-Nov-2025 with 0% construction progress for Floor 5 as per SPA Clause 7. Photos dated 12-Nov-2025 attached. Request investigation.”
Common mistakes that cause delays
- Mixing refund or cancellation requests into the RVS complaint.
- Missing Emirates ID or low-quality scans.
- Long narratives with no dates or evidence.
- Complaints filed more than 6 months after discovery of the issue.
Tips that increase your chances
- Contact the developer once before filing and attach that email.
- Use dates for each event.
- Label files clearly. Example: “SPA-signed-2023-05-14.pdf”, “Email-demand-2025-11-10.pdf”.
- Keep your description under 1,000 characters and stick to one violation per complaint.
You deserve timely progress and clear answers. Gather the papers, file the RVS complaint today, and keep firm records. Action beats waiting.
‘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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