Article 32 of Dubai Tenancy Law: Arbitration Clauses and Interim Measures
Some Dubai tenancy contracts contain a line that many landlords and tenants skim past: a clause sending any dispute to arbitration. Article 32 of Dubai's tenancy law explains what that clause does — and, just as importantly, what it does not do. Where the two sides have agreed to arbitrate, neither may take unilateral steps that affect the property or their contractual rights while the dispute is unresolved; yet the same article keeps an emergency route open, letting either party ask the Rental Disputes Settlement Centre for an interim, protective order until the arbitration award is issued. This page unpacks the provision in plain terms for landlord and tenant alike.
- Article 32 applies where the lease — or a later agreement — sends disputes to arbitration
- Once arbitration is agreed, neither side may act unilaterally to affect the property or the lease rights
- The RDC may still issue interim, protective measures until the arbitration award is rendered
- It is part of the 2007 law and was not changed by the 2008 amendment
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What does Article 32 of Dubai's tenancy law do?
Article 32 of Dubai's tenancy law deals with tenancy contracts that contain an arbitration clause. Where the landlord and tenant have agreed — in the lease itself or in a later agreement — to refer a dispute arising out of the contract to arbitration, neither party may take any action that affects the property or the rights and obligations under the lease; and the tribunal, today the Rental Disputes Settlement Centre (RDC), may still issue interim measures to protect those rights until the arbitration award is rendered.
In other words, the article does two things at once. It holds both sides to the arbitration route they chose, so that no one creates facts on the ground while the other is bound to arbitrate. And it preserves a safety valve: even while a matter is heading to arbitration, either party can ask the RDC for an urgent, temporary order that keeps the position intact until the arbitrators decide. MANJAZ publishes this guide to explain the provision for landlords and tenants; we are a service provider and publisher, not a court and not a law firm.
What the article actually provides
Stated plainly, Article 32 begins with the arbitration agreement. If the landlord and tenant agree, whether in the lease contract or in any subsequent agreement, to refer a dispute arising out of the performance of the lease to arbitration, then neither of them may take any step that would affect the real property or the rights and obligations set out in the contract. The purpose is to freeze the position, so that one side cannot force an outcome on the ground while the other is committed to the arbitration route.
The article then preserves a judicial safety valve. On the application of either the landlord or the tenant, the tribunal may issue whatever interim — that is, precautionary — awards it considers appropriate to protect those rights and the legal position, until the arbitration award is rendered. Agreeing to arbitrate, in short, does not strip either party of access to urgent protective relief while they wait for the arbitrators.
Article 32 sits in the original Law No. 26 of 2007 and was not among the articles rewritten by Law No. 33 of 2008. The "tribunal" it refers to is today the Rental Disputes Settlement Centre, part of Dubai Land Department, which was established by Decree No. 26 of 2013 and holds specialised jurisdiction over Dubai rental disputes.
What Article 32 means in practice
The practical message is twofold. An arbitration clause is not a dead letter — if your contract routes disputes to arbitration, you are expected to use that route. But it is not a licence for self-help either: a landlord who is bound to arbitrate should not change the locks, withhold the property, cut off services or otherwise alter the situation while the dispute is live, and a tenant is held to the same standard.
At the same time, arbitration can take time, and some situations cannot wait. That is what the interim-measures limb is for. If waiting for the arbitrators would cause real harm — a threat to the property, an attempt to defeat the other's rights, or an urgent problem with access or services — either party can ask the RDC for a temporary protective order that holds the position until the award lands.
One caveat matters. Since Decree No. 26 of 2013, and Law No. 6 of 2019, the RDC holds specialised jurisdiction over Dubai rental disputes. How a private arbitration clause operates alongside that jurisdiction is a genuinely nuanced question that turns on the exact wording of the clause and the facts of the case. It is worth getting case-specific advice before relying on an arbitration clause — and on Dubai rental disputes MANJAZ gives that consultation, prepares your file, and represents you before the Rental Disputes Centre committees.
Article 32 from each side
If you are the landlord
- Honour an agreed arbitration route; do not resort to self-help such as changing locks or withholding the property
- If the property is genuinely at risk, ask the RDC for an interim measure rather than acting alone
- Remember that self-help can expose you to a damages claim and does not advance your case
- Have the clause and the facts reviewed before acting — its wording shapes what you can and cannot do
If you are the tenant
- You are equally protected: the landlord cannot bypass the agreed route to force you out
- Keep meeting your obligations — rent continues to fall due; arbitration is not a payment holiday
- If access or services are threatened, you too can ask the RDC for interim protection
- Get advice on the clause before relying on it, and keep records of the dispute and any urgent risk
How Article 32 applies in practice
The lease contains a written arbitration clause and a dispute arises over the condition of the property.
What is usually neededArticle 32 tells both sides to use the arbitration route and not to alter the position in the meantime. Neither the landlord nor the tenant should take unilateral steps affecting the property or the lease rights while the matter is referred to arbitration.
There was no clause in the original lease, but after a dispute emerged the parties signed a separate agreement to arbitrate.
What is usually neededArticle 32 applies to that subsequent agreement in exactly the same way as to a clause in the lease. From the moment the parties agree to arbitrate, both the standstill on unilateral action and the availability of interim measures apply.
Arbitration is under way, but one side threatens a step that could damage the property or defeat the other's rights.
What is usually neededThe threatened party can apply to the RDC for an interim award to hold the position until the arbitrators decide. The measure is protective and temporary; it does not decide the substance of the dispute, which the arbitration award will settle.
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How the interim-measures route works
An arbitration agreement exists
There is an arbitration clause in the lease, or a later signed agreement to arbitrate a dispute arising out of the contract.
A dispute — and a risk — arises
A disagreement out of the lease develops, and something urgent threatens the property or a party's rights before the arbitrators can rule.
A request to the RDC
Either the landlord or the tenant applies to the Rental Disputes Settlement Centre for an interim, precautionary measure to preserve rights and the legal position.
An interim award may be granted
The RDC may issue a temporary protective order it considers appropriate. It safeguards the position but does not decide who ultimately wins.
The arbitration award is rendered
The arbitration proceeds to its final award, which governs the substance of the dispute. The interim measure holds only until that award is in place.
What to have ready
- The Ejari-registered tenancy contract showing the arbitration clause — or the separate written agreement to arbitrate
- A clear account of the dispute and, for an interim request, of the urgency: what is at risk and why it cannot wait
- Emirates ID or trade licence identifying the party making the request
- Correspondence between the parties about the dispute and any disputed step
- A precise statement of the interim protection being asked for
- Certified translation of any document not in Arabic, so the file is ready for the Centre
Mistakes Article 32 is meant to prevent
The mistakeTreating an arbitration clause as permission to take matters into your own hands.
The fixArticle 32 freezes unilateral action. Use arbitration and, if the situation is urgent, ask the RDC for an interim measure instead of acting alone.
The mistakeAssuming an arbitration clause shuts the door on the RDC entirely.
The fixThe RDC can still grant interim protective measures, and it retains specialised jurisdiction over rental disputes — check how the clause operates in your case.
The mistakeStopping rent payments because a dispute has gone to arbitration.
The fixRent obligations continue; arbitration is not a payment holiday. Compare Article 31, under which rent keeps running while an eviction case is decided.
The mistakeRelying on a vague or contradictory arbitration clause without checking it.
The fixHave the clause reviewed. Its exact wording decides how — and whether — it works alongside the RDC's jurisdiction.
The key point
Article 32 does two jobs at once: it holds landlords and tenants to an arbitration route they agreed, and it keeps the door open to urgent RDC protection, so neither side is left without a remedy while the arbitrators work. It does not set fees or timelines, and it does not permit either party to act unilaterally. Because the interaction between a private arbitration clause and the RDC's specialised jurisdiction is fact-sensitive, treat this as general information and get case-specific advice before you act.
Where MANJAZ fits in
MANJAZ is a publisher and service provider, not a court and not a law firm, and it never guarantees a particular result. On a matter turning on Article 32, our role is practical: reviewing and explaining an arbitration clause so you understand what it requires, organising the tenancy file, preparing a clear interim-measures request where the property or a party's rights are genuinely at risk, and following up the procedure. We also arrange certified and legal translation where the file must move between Arabic and other languages before it reaches the Rental Disputes Centre. The decisions on the merits belong to the arbitrators and the Centre; our job is to make sure your file is accurate, complete and properly presented.
Questions and answers
No. It applies only where the landlord and tenant have actually agreed to arbitration, either in the lease or in a later agreement. Without such an agreement, the arbitration limb of the article does not apply. Where an agreement does exist, both sides are expected to use that route and not to act unilaterally in the meantime.
Yes. Article 32 expressly allows either party to ask the tribunal — today the RDC — for interim, precautionary measures to protect rights and the legal position until the arbitration award is issued. Agreeing to arbitrate does not remove access to urgent protective relief.
Not automatically, and it is a nuanced question. The RDC holds specialised jurisdiction over Dubai rental disputes under Decree No. 26 of 2013 and Law No. 6 of 2019, and it can grant interim measures even where an arbitration clause exists. Whether — and how — a particular clause operates alongside that jurisdiction depends on its wording and the facts, so get case-specific advice.
Yes. Rent obligations continue during a dispute; arbitration is not a payment holiday. This mirrors Article 31, under which a tenant must keep paying rent while an eviction claim is decided. Stopping payment can create a fresh problem rather than solve one.
Yes, on Dubai rental disputes. We give legal consultation, act for you and represent you before the Rental Disputes Centre committees. We also help you understand the provision, review and organise your documents, prepare applications, follow up procedures, and provide certified and legal translation.
Official sources
- Dubai Legislation — Law No. 26 of 2007 (landlord & tenant) — original text; Arts 2, 3, 4, 9, 13, 14, 15, 25, 26, 29, 36 amended by Law 33/2008
- Dubai Legislation — Law No. 33 of 2008 amending Law 26/2007
- Dubai Legislation — Decree No. 26 of 2013 (Rental Disputes Centre)
- Rental Disputes Centre — About the Centre
This content is for general information and awareness. It is based on the legislation and official sources available at the time of the last review, and procedures may differ according to the facts of each case and updates issued by the competent authorities. It is not legal advice, and MANJAZ is the publisher of this explanation, not the authority that issued the legislation.
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