United Arab Emirates

The United Arab Emirates is no longer simply a strong aviation market. It is building a legal and industrial ecosystem for civil aviation, drones, defence technology and next-generation aerospace. That is visible not just in legislation, but in the market itself. Dubai Airshow 2025 described a week of breakthroughs, strategic partnerships and industry-shaping discussions. EDGE said it unveiled 42 new products there across air, space, autonomy, propulsion, radar and secure communications; and the UAE’s sustainable aviation fuel policy targets 700 million litres of domestic SAF production annually by 2030. For lawyers, investors, OEMs, MRO providers, drone operators and defence contractors, the real point is this: the UAE is not difficult because it is overregulated. It is difficult because civil aviation, dual-use controls, defence licensing and foreign ownership rules can overlap in the same project. The framework is anchored in the Civil Aviation Law, which official sources now describe as amended by Federal Decree-Law No. 12 of 2024, the GCAA Law of 1996, the 2022 drone law, the 2021 non-proliferation controls law and its 2024 executive regulations, the 2019 weapons and military materiel law, and the 2021 strategic impact regime. Civil aviation in the UAE is mature, but it is not static The civil side of the regime is relatively legible. The Civil Aviation Law remains the foundation of the UAE aviation framework, while the GCAA remains the federal authority responsible for executing that law. But the mistake outsiders make is assuming that “mature” means “settled.” Official UAE sources now refer to the Civil Aviation Law as amended in 2024, which is a reminder that this framework continues to evolve alongside the industry it regulates. For market participants, the real legal question is not abstract sovereignty over airspace. It is licensing, operating permissions, continuing airworthiness, training, safety supervision and regulatory timing. One technical point is worth stating plainly because professionals care about it and non-specialists often miss it: the official English legislation portal itself says the Arabic text prevails in the event of inconsistency. In this sector, that matters. When the question is scope, penalty, or classification, translation is not a clerical issue; it is a legal one. Drones are not a side issue anymore The UAE’s drone framework is one of the clearest signs that aerospace regulation is moving from aircraft law to airspace management. Federal Decree-Law No. 26 of 2022 applies to all UAVs and related activities across the UAE, including free zones, and assigns the GCAA a central role in creating a unified register and approving the conditions for permits and certificates. That is already more than hobby regulation. It is the architecture of a managed operating environment. The penalties confirm the seriousness of the regime. Operating activities without registration can attract fines of AED 50,000 to AED 500,000. Conducting design, manufacture, testing, trading or related commercial activities without the required licence or permit can trigger fines of AED 100,000 to AED 2,000,000. More serious conduct, including operations in restricted or prohibited areas or conduct jeopardising airspace safety, can lead to imprisonment of six months to five years and or fines up to AED 1,000,000. What makes the UAE interesting is that the regime is strict in theory and granular in practice. The GCAA’s operational rules for individual users require registration, confine smaller recreational drones to approved zones, require line-of-sight operations, cap altitude at 400 feet above ground, limit flying to daytime and good weather, and prohibit operations within 5 km of airport perimeters. More recent GCAA recreational rules also point pilots to accredited training and the UAE Drones platform. In parallel, the regulatory conversation has already moved to U-space service providers at federal level and U-space airspace in Dubai’s 2025 UAS regulation. In other words, the UAE is not merely permitting drones; it is building traffic rules for them. The real legal dividing line is export control Many aerospace businesses assume they are safely on the civil side of the fence until a software module, sensor, propulsion component, encryption feature, maintenance dataset or engineering support package pushes them into dual-use territory. That is where the UAE’s non-proliferation regime matters. Cabinet Resolution No. 97 of 2024, the executive regulation under Federal Decree-Law No. 43 of 2021, defines “permit” in a way that reaches import, export, re-export, transshipment, in-transit shipping, transport between ports and brokerage. Even the structure of the executive regulation is revealing: it contains dedicated articles on records keeping, inspection procedures, seizure, detainment of commodities and appeals. This is not symbolic legislation. It is a functioning compliance system. The territorial point matters too. The law applies across the UAE, including free zones. That single detail is enough to upset a common assumption that a free zone structure somehow neutralises export-control risk. It does not. In practice, the harder questions are often not about shipping a finished product out of the country, but about technical data, end-user documentation, re-export chains, brokerage arrangements and whether a transaction has drifted from “commercial aviation support” into a controlled technology transfer. Defence regulation in the UAE is a national security regime, not just a sectoral one Federal Decree-Law No. 17 of 2019 is broader and sharper than many readers expect. “Military materiel” is defined to include aircraft, boats, submarines, machinery, equipment, devices, unmanned systems, ammunition, explosives and weapons used for military purposes, as well as related parts, spare parts, technology and manufacturing devices. That definition matters because it collapses the comfortable distinction between a finished platform and the technology stack behind it. The operational reach of the law is equally broad. Article 3 provides that possession, acquisition, carrying, import, export, re-export, transit, trans-shipment, trade, manufacture, repair, transportation and disposal of weapons, ammunition, explosives, military materiel and hazardous substances are not permitted without the relevant licence or permit. The licensing authority may refuse to grant or renew licences and may add restrictions, and the law establishes a dedicated Weapons and Hazardous Substances Office within the national security structure. This is exactly the point at which a conventional commercial mindset becomes dangerous: in the UAE defence space, regulatory discretion is part of the system, not an exception to it. The penalty landscape is even more revealing. Unlicensed trading in, importing, exporting or manufacturing explosives or military materiel can trigger temporary imprisonment and a fine of at least AED 500,000. The unauthorised leakage or publication of plans, drawings, documents, information or data relating to weapons, ammunition, explosives or military materiel can attract life imprisonment and a fine of at least AED 500,000. Even repair activity without a licence is criminalised. For defence contractors and technology suppliers, the message is obvious: this is not a back-office licensing exercise; it is a core national-security compliance issue. Foreign ownership is liberal in the UAE, except where it is not The UAE has rightly advertised its openness to full foreign ownership across much of the economy. Official government guidance confirms that foreigners can establish companies with 100 percent ownership in many mainland activities. But aerospace and defence readers should focus on the carve-out, not the headline. Cabinet Resolution No. 55 of 2021 places security, defence and activities of a military nature on the list of “strategic impact” activities. For those activities, the Ministry of Defence and Ministry of Interior may determine not only the percentage of national participation in capital, but also the percentage of national participation on the board. That is a sophisticated control tool, and it tells you everything about how the UAE balances investment openness with sovereign oversight. This is why structuring questions in the UAE cannot be left to corporate housekeeping at the end of a transaction. The ownership analysis may change depending on whether the activity is genuinely civil, dual-use, defence-adjacent or plainly military. Free zone location, shareholder mix, board composition, licensing sequence and the identity of the actual operating entity all matter. The legal issue is not simply “Can a foreign investor own this?” It is “What exactly is the regulated activity, and who gets to say so?” The most interesting part of the UAE story is that policy, industry and regulation are moving together This is what makes the market more dynamic than a dry statute-by-statute summary suggests. On the civil side, the UAE’s 2023 sustainable aviation fuel policy aims to raise domestic SAF production capacity to 700 million litres annually by 2030, support research and development, create a national regulatory environment for production plants and build in-country value. The GCAA also states that its CORSIA implementing decree was the first legislation of its kind in the Arab region approved by the PMO. That is not a country sleepwalking into compliance. It is a country trying to shape regional practice. On the defence side, the industrial narrative is equally visible. Dubai Airshow 2025 described a week of breakthroughs, partnerships and industry-shaping discussions, while EDGE said it unveiled 42 new products across air, space, autonomy, propulsion, radar and secure communications, and that more than 53 percent of its revenue was export-driven. Even allowing for the promotional character of a company release, the strategic direction is clear: the UAE is building industrial depth, not merely acting as a procurement market. That matters legally because industrial depth generates more IP, more technology transfer, more data movement, more export-control touchpoints and more security review. Conclusion The UAE’s aerospace and defence framework is best understood as a system of classification and sequencing. Classification, because the outcome depends on whether a product or service is civil, unmanned, dual-use, defence-related or strategically sensitive. Sequencing, because approvals obtained in the wrong order can damage timetable, structure, cost and sometimes the viability of the deal itself. The businesses that succeed in this market are usually the ones that map those issues early: they classify products and data, separate civil from defence support, check export-control implications before sharing technology, address ownership and board constraints at the structuring stage, and treat drone operations as aviation activity rather than consumer tech. The UAE is open for aerospace and defence business. It is simply not casual about it.   Authors Ilya Dvorkin Partner, HAS Law Firm [email protected] Samara El Doukhei Paralegal, HAS Law Firm [email protected]

Introduction Rental disagreements are more common in Dubai than many people realize. With thousands of new tenancy agreements signed each year, most go smoothly, but issues still arise at the time of the lease. A landlord may increase rent without prior informing the tenant, and the landlord may face delayed rent payments or issues with damage to the property. Other common issues include eviction notices, maintenance responsibilities, or getting the security deposit back at the end of the lease. If these problems get worse, it often helps to talk to a landlord-tenant lawyer in Dubai. A lawyer can look over the tenancy agreement, review the communication between both sides, and explain how UAE tenancy laws apply to your case. For many residents, especially expatriates, the legal process can be confusing. Learning the basics of tenancy law is the first step. The Legal Framework Governing Tenancy in Dubai Landlord and tenant relationships in Dubai are primarily subject to Law No. 26 of 2007, later amended by Law No. 33 of 2008. Legal responsibilities of both the landlord and the tenants during the tenancy period are mentioned and explained under this law. The legislation addresses several key issues, including: procedures for raising the rent Rules for giving an eviction notice How to renew a tenancy agreement maintenance responsibilities Responsibilities for the security deposit If a dispute comes up and the parties cannot settle it on their own, the case can be taken to the Rental Disputes Settlement Centre (RDC). This tribunal is part of the Dubai Land Department and handles tenancy disputes. The RDC process often takes less time than going to court. However, you still need to have the correct documents and follow the required legal steps. Having an experienced landlord-tenant lawyer in Dubai can really help here. Situations That Commonly Lead to Tenancy Disputes Many tenancy disputes in the UAE start with everyday situations. A small disagreement can quickly turn into a formal dispute if the landlord and tenant see the contract differently. Some of the most common disputes include: Eviction notices Eviction is allowed in some cases, but there are strict rules. For example, if a landlord wants to evict for personal use or to sell the property, they usually need to give 12 months’ written notice through a notary public or by registered mail. Rent increase disputes Dubai’s rental rules set limits on when and how rent can go up. Most of the time, landlords have to give at least 90 days’ notice before renewing the lease. Unpaid rent If rent is not paid, landlords can start legal action through the RDC after giving the right notice. Security deposit disagreements Disagreements often happen when tenants move out, and money is taken from their deposit. Responsibilities regarding repairs and maintenance Often arguments arise between landlords and tenants over who bears the expenses for repairs, especially if these details are not mentioned in the tenancy agreements. A landlord-tenant lawyer in Dubai can help when such issues arise, leading to a solution or guidance according to UAE law. Why Many People Seek Legal Advice Early Landlords and tenants can represent themselves at the Rental Disputes Settlement Centre, but many people prefer to talk to a lawyer before starting. Usually, legal advice starts with a simple review of documents. These might include: the tenancy contract Ejari registration certificate payment records emails or written communication between the parties eviction notices or rent increase notices These documents often reveal where the issue began. For instance, a rent increase may not have included the correct notice period, or an eviction notice may not have followed the proper legal process. Lawyers who handle property disputes often see the same issues. Many conflicts happen just because one side is not sure about the legal rules in Dubai’s tenancy law. In tenancy disputes in the UAE, lawyers like Mrs. Awatif Al Khouri, who have experience with civil and commercial cases in the UAE, usually start by reviewing the tenancy agreement and related documents. Often, once everyone understands the legal position, both sides can settle without a long court process. Formal proceedings at the Rental Disputes Settlement Centre may be needed if negotiations between parties do not work out. Filing a Case Before the Rental Disputes Settlement Centre Either side can file a claim with the RDC if a tenancy dispute cannot be settled by negotiations. Below are a few simple steps to follow: Preparing the tenancy contract and Ejari certificate. Submitting identification documents and supporting evidence. Filing the case through the RDC system or through the Dubai REST application. Paying the required filing fee. Attending hearings scheduled by the tribunal. The RDC makes a decision, and these decisions are legally binding and can be enforced by the authorities. Practical Steps That Help Avoid Tenancy Disputes While there are legal solutions, it is always better to prevent disputes. Taking a few simple steps can make a big difference. Ensure the tenancy contract is properly registered with Ejari. Keep written records of important communication. Follow the correct legal procedure when issuing rent increases or eviction notices. Address maintenance concerns early and document them in writing. Seek legal advice before taking major legal action. Conclusion Dubai’s rental market is always changing, and disagreements between landlords and tenants can still happen even with clear contracts and rules. Knowing how tenancy law works in the UAE helps both sides protect their rights and avoid conflict. If a dispute does happen, talking to a landlord-tenant lawyer in Dubai can make your legal options clear. Experienced lawyers, like Mrs. Awatif Al Khouri, often help clients by reviewing tenancy agreements, settling disputes through negotiation, and representing them at the Rental Disputes Settlement Centre if needed. Getting legal advice early often leads to a quicker and more practical solution for both landlords and tenants. Author: Awatif Al Khouri

Real Estate Market in Dubai is one of the most attractive sector, an investment hub for investors and also for people planning to relocate. To maintain a sense of order and equity in this vibrant market, the Emirate has put in place a robust legal structure governing the interactions between landlords and tenants. This relationship is primarily anchored in Dubai Law No. 26 of 2007, as amended by Dubai Law No. 33 of 2008 (the "Tenancy Law"), and is supported by Dubai Decree No. 26 of 2013, which provides the mechanism for dispute resolution under Dubai tenancy regulations. Understanding the rules that protect both landlords and tenants is important. The article below is a breakdown of the landlord-tenant relationship to help navigate when disputes arise. I. The Basis of the Relationship: Transfer and Maintenance In most cases, landlords must handle major repairs and keep the building safe, unless both parties have a different written agreement under Dubai tenancy law. If a landlord doesn't fix these problems in a reasonable amount of time, tenants can tell the authorities about the problem or take legal action, like filing a rental dispute Dubai claim. The law also protects tenants from being treated badly. For example, Article 34 says that landlords can't turn off basic services like water, electricity, or air conditioning, no matter what the disagreement is about. This strengthens tenant rights in Dubai. Maintenance Responsibilities: One of the most common points of contention in Dubai is the responsibility for repairs. Article 16 clarifies that the landlord is responsible for the maintenance and repair of any "defects or faults" that affect the tenant's intended use of the property throughout the duration of the lease. This includes significant issues such as: Problems like faulty plumbing and leaks Electrical malfunctions can also be an issue. Structural flaws in the building that affect safety Many contracts have a "minor maintenance" clause, which means tenants pay for small repairs under a certain amount, like AED 500. Unless both parties agree in writing, the responsibility of major repairs usually lies with the landlord, reflecting standard Dubai rental law guide practices. These problems need to be fixed within a reasonable time by the landlord; if not, the tenant can report the issue to the authorities or take legal action. It provides protection to the tenants from unfair landlord behavior and strengthens tenant rights in Dubai. II. Eviction Process and Tenant Protection Eviction is a sensitive area of the law, and Dubai provides definitive rules to prevent arbitrary displacement under Dubai tenancy law. Tenants have a "Right to Renewal" if they have fulfilled their contractual obligations, which means a landlord can't refuse to renew a lease without a valid, legally recognized reason, an important aspect of tenant rights in Dubai. Article 25(1) states that a landlord can only request eviction before the contract ends under specific circumstances Unauthorized Subletting: Renting out the property to someone else without getting written approval from the landlord. Illegal Use: Using the property in ways that go against public order or accepted moral standards. Damage and Endangerment: Making changes that could risk the property’s safety, or causing damage either on purpose or by being careless. Breach of Contract: Failing to follow any part of the lease within 30 days after being asked to correct the problem. Commercial Abandonment: For business premises, leaving the property unoccupied for 30 consecutive or 90 non-consecutive days in a single year. These provisions balance landlord rights in Dubai with tenant protections. Eviction Upon Expiry (12-Month Notice): If a landlord wants to reclaim the property for reasons other than the tenant breaking the lease, Article 25(2) requires a strict notice period under Dubai landlord-tenant law. Acceptable reasons include: Demolition or Reconstruction: Required by urban development or chosen by the owner with the right permits. Major Maintenance: This applies when repairs or upgrades cannot be completed while the tenant is living in the property, and a technical report confirms this. Personal Use: The owner can end the tenancy if they want to live in the property or have a close family member move in, as long as they show they do not have another suitable place to live. Sale of the Property: The owner can end the tenancy if they plan to sell the property. The landlord must give the tenant at least 12 months' notice in these situations. For this notice to be legally binding in Dubai, it must be sent by a Notary Public or registered mail, which is very important under Dubai tenancy regulations.. III. Dispute Resolution: The Role of the RDSC When a relationship breaks down, whether due to "apartment malfunctions" or "unjust eviction," the Rental Disputes Settlement Center (RDSC) serves as the specialized judicial forum for the resolution of any rental dispute or landlord-tenant dispute in Dubai. Established by Dubai Decree No. 26/2013, the RDSC was created to provide a "simple and expeditious mechanism" for settling rental conflicts in Dubai and its free zones under Dubai rental law guide principles. The Process of Resolution: The RDSC is designed to favor mediation over litigation initially. The Arbitration and Reconciliation Department was established according to Article 10 of the law. It facilitates settlement through mediation and documents the settlement through a binding contract, and if the settlement fails, it proceeds to the judge for a formal ruling. If the RDSC determines that an eviction was wrongful, for example, if the tenant was evicted by the landlord for personal use but then immediately re-leased the property to a new tenant, the former tenant may be entitled to compensation for the moving costs, the difference in rent for a new property, and also for inconvenience, further reinforcing tenant rights in Dubai. IV. Practical Advice for Landlords and Tenants To keep a good working relationship and avoid a landlord-tenant dispute in Dubai, the RDSC, both landlords and tenants can follow these practical tips under the Dubai landlord-tenant law guide:: Keep Good Records: Landlords should keep proof for any reason they might need to evict a tenant. Tenants should save copies of maintenance requests and rent payments. Register with Ejari: In Dubai, it is required by law to register every tenancy contract through the Ejari system as part of Dubai tenancy regulations. Formal Correspondence: Do not rely only on instant messaging for important notices. For eviction notices, use a Notary Public to ensure they meet the requirements of Article 25. Access to Property: Tenants in Dubai have the right to remain in their home and keep all the benefits of their lease until the eviction process is finished, according to the tenant rights in Dubai. Conclusion In Dubai, landlords and tenants are required to obey the law. The restrictions are there to protect landlords' money and make sure they can get their property back when they need to, as long as they follow the Dubai tenancy law. The legislation also performs a superb job of preventing renters from being kicked out unfairly and from living in substandard conditions. So, both sides need to be well familiar with Dubai Law No. 26 of 2007. The Rental Dispute Settlement Center (RDSC) is where landlords and tenants may go to settle any issues. This makes the real estate market in Dubai work more smoothly, clearly, and confidently. Author: Awatif Al Khouri  

Introduction Buying real estate in Dubai is a major milestone. To make things official, buyers and sellers use the Dubai Land Department’s standard Property Sales Contract, commonly known as “Form F,” which sets out the terms of the agreement clearly and formally. Transfers typically go smoothly, but occasionally one party must or chooses not to proceed. Having the right legal support in Dubai can really make the whole process easier when you’re buying, selling, or renting a property. Real estate lawyers in the UAE help break down the fine print, guide you through the rules, and look out for your best interests so you can move ahead with confidence and without unnecessary stress. Both buyers and sellers should be aware of their legal rights in the event that a real estate transaction falls through. A property dispute lawyer in Dubai can assist in resolving these circumstances, which may arise for a number of reasons. This article examines the main UAE laws that apply in situations where things don't go as planned, as well as the options available to both parties. Why do property deals fall through There are a lot of things that could go wrong with a deal. A buyer might get scared, or a seller might change their mind because they got a better offer. A lot of the time, people have real-world problems, which is why consulting a reliable real estate lawyer in Dubai can help protect your interests and navigate these challenges smoothly. Financial Issues: The buyer may not be able to convince their bank to approve their most recent mortgage. Issues with clearance: The seller may not be able to obtain a No Objection Certificate (NOC) from the developer or community management, or the seller's bank may take longer than anticipated to send a letter stating they owe nothing. Missed Deadlines: It's possible that some of the contract's strict deadlines won't be fulfilled. What happens to the deposit of 10%? Most of the time, the buyer gives a 10% security deposit when they sign Form F. The broker has this deposit check, but they can't cash it or give it to either party without a written agreement from both parties or a court order. If there is a disagreement and the parties can't agree, the person who is wronged usually has to go to the Dubai Courts to get their deposit back or get paid. The person who has the check must keep it until the court decides who has the right to the money. What happens if you don't pay: Buyer and Seller Form F lists the exact outcomes of defaults: If the Buyer Defaults: If the buyer doesn't finish the transfer on the agreed date because of something they did or didn't do, the seller can end the deal and keep the deposit. If the Seller Defaults: If the seller doesn't finish the transfer, the buyer can get their full deposit back and the seller has to pay them the same amount as compensation, according to the standard terms. The UAE Civil Code says that a contract can usually be ended by both parties agreeing to it, a specific clause in the contract, or a court order. If a case goes to court, the judge will look at the evidence, figure out who is at fault, and then make a decision. Does the Agent's Commission Require Fees? The broker's commission is a frequent issue when a deal goes wrong. In order to recover their professional fees, agents frequently file lawsuits against both the buyer and the seller, claiming that they performed their duties by facilitating the signing of the contract. Dubai Law No. 85 of 2006 about the Real Estate Brokers Register says that a broker can only get paid if the deal goes through. The broker can only charge fees after the condition is met if the contract is based on that condition (like getting a mortgage). But if the deal falls through because one side acted in bad faith or broke the rules, the courts can decide to give the agent their fees based on what the contracts said. For example, some contracts say that the agency will still get paid if both parties agree to cancel the contract, or that the broker will get 20% of the security deposit for administrative costs if one party doesn't pay. In such cases, consulting a skilled property dispute lawyer in Dubai can help clarify your rights and protect your interests in court. The amount of compensation and the court's decision A lot of sellers and buyers who sue for damages use the 10% penalty clause in Form F. But the courts have a lot of freedom to make choices. Article 390 of the UAE Civil Code allows both parties to agree in advance on a fixed compensation amount. If one party requests it, a judge can adjust this amount to match the real harm or loss suffered. If the court finds that losing the full 10% deposit is excessive and does not reflect the actual damages, the judge may reduce the compensation. The court will also consider who was truly at fault and whether the person who failed to pay made a genuine effort to do so. Additional Terms and Conditions The Significance of 'Additional Terms and Conditions' is a document that can change the usual rules in Form F. People often use it to avoid standard terms or to protect themselves from unexpected issues. For example, extra terms might include: Mortgage Clauses: The buyer needs final mortgage approval for the deal to happen. If the bank does not approve the loan, the contract is canceled, and the deposit is returned with no fees. Custom Compensation Splits: If the buyer does not pay, the seller gets 80% of the deposit, and the broker gets 20%. Force Majeure Definitions: These terms explain what 'Acts of God' or events beyond anyone's control mean, such as pandemics, strikes, or government delays. If one of these events happens, the transfer date is moved back automatically or the contract is canceled without penalties. Conclusion If you want to get out of a property contract that has gone bad, you need to think carefully about your legal strategy. If you're a seller trying to get paid for a broken contract or a buyer trying to get your deposit back because your financing fell through, the wording of your Form F and its additional terms will have a big impact on your rights. The best way to protect your money if you are in a real estate dispute is to hire a real estate dispute lawyer in the UAE to help you reach a settlement or represent you in court. Author: Awatif Al Khouri