How to Stop Eviction Execution in Dubai: Steps and Fees

If a Dubai Rental Disputes Center judgment orders your eviction and an execution file has already been opened, the first question is usually: can you stop eviction execution in Dubai before it’s too late? In principle, yes, by filing an objection with the execution judge himself, not a new lawsuit or a wait-and-see approach. Execution can practically begin just 15 days after a judgment issued in your presence, or 15 days after you are notified of a judgment issued in your absence, which is exactly why acting fast matters.

This guide explains how to stop eviction execution in Dubai in practice, the difference between it, a substantive execution dispute, and an appeal, who decides the request at the Rental Disputes Center, and the official fees involved.

Stopping Execution vs. Substantive Dispute vs. Appeal

Stopping eviction execution in Dubai is not a single legal path, and parties often confuse three different tools: the eviction execution objection, the substantive execution dispute, and the appeal. The practical difference determines which body hears your request and what immediate effect it has on the eviction itself.

Remedy	Filed before	Purpose	Stops execution immediately?
Eviction execution objection	The execution judge himself	Challenges a specific event or step in the execution process (e.g. prior payment, wrong party)	Assessed case by case, not automatic
Substantive execution dispute	The competent RDC circuit	Challenges the underlying right being enforced, not the execution steps	Only stops execution with an explicit order
Appeal	The RDC Appeal Department	Reconsiders the judgment itself before it becomes final	Depends on timing and the value of the claim

In short: the most commonly used tool to stop eviction execution in Dubai once a file is open is filing an objection with the execution judge, since it is the only one of the three that can pause the process relatively quickly. The concept of an execution objection itself is generally set out in the Federal Civil Procedure Law, while the Rental Disputes Center applies it through its own specialised judicial system.

Who Decides a Request to Stop Eviction Execution in Dubai?

The Rental Disputes Center (RDC) is a specialised judicial body established under Decree No. 26 of 2013, with its own Judgment Execution Department that enforces all final and binding judgments issued by its First Instance and Appeal circuits, including eviction, financial claims, and lease renewal judgments. The RDC’s chairman may seek assistance from Dubai Courts’ execution department when needed, but as a rule, any request to stop eviction execution is heard inside the RDC itself, before the competent execution judge, not a separate general court.

Common Grounds Used to Stop Execution

People who want to stop eviction execution in Dubai typically rely on grounds such as:

• Full payment of the amount ordered, or performance of the obligation, after the judgment but before actual execution.
• Attempted execution against someone who was not a party to the original case.
• A material defect in the notification of the judgment or of the opening of the execution file.
• A decision from another competent authority suspending the specific step being contested.

These are common, not exhaustive, grounds. Whether any of them is accepted is entirely at the execution judge’s discretion after reviewing the attached documents, not an automatic outcome of simply filing.

Steps to Request a Stop of Execution

A request to stop eviction execution can be filed either by the judgment debtor themselves within the open execution file through a general eRequest, or by another party who was not part of the original case, through a dedicated official service called “Filing an Injunction from a Third Party”.

If you are the judgment debtor within an already-open execution file:

1. Log in to the execution file through your case account on the RDC platform.
2. Submit an electronic request (eRequest) clearly stating the reason you want to stop eviction execution.
3. Attach all supporting documents (payment receipt, notice, or other evidence).
4. Pay the eRequest fee electronically so it is forwarded to the execution judge.
5. Follow the execution judge’s decision through the same account, with no paper filing needed.

If you are another party who was not part of the original case (a third party), the dedicated official route is the “Filing an Injunction from a Third Party” service, which officially requires:

• A statement of the objection setting out the grounds.
• A copy of the applicant’s Emirates ID, or the trade licence and manager’s or owner’s ID for companies.
• Any supporting documents available: powers of attorney, management contracts, correspondence and notices, electricity and water bills, copies of cheques, or other relevant evidence.

This service can be submitted through the RDC website or through Real Estate Services Trustees centres, with payment available via the Nqodi e-wallet, credit card, or cash at a service centre. The officially stated processing time is one business day, and the document issued at the end is the judge’s decision.

Note: The exact deadline to request a stop of execution varies by case and by how far execution has progressed, and there is no single fixed number that applies to every situation. The safest approach is always to act as soon as the judgment or the execution file is opened, without waiting.

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Official Fees to Stop Eviction Execution

Under the official RDC fee schedule, opening the eviction execution file itself is charged at 1% of the annual rent value, capped at AED 5,000, plus an AED 100 notification fee, an AED 25 power-of-attorney registration fee where applicable, an AED 10 knowledge fee, and an AED 10 innovation fee. The request to stop eviction execution itself, filed through the “Filing an Injunction from a Third Party” service, carries a separate and much smaller official fee: just AED 20 as an electronic request on the execution file. Filing through a Real Estate Services Trustees centre instead of the website adds a further service partner fee to either charge.

Does Filing the Request Stop Execution Immediately?

No. A request to stop eviction execution does not automatically pause execution the moment it is submitted; the decision rests with the execution judge, who weighs the strength of the ground and the supporting documents before deciding whether to proceed or postpone. This is the key difference between “filing” the request and having it “accepted” — and confusing the two is one of the most common mistakes people make when facing imminent eviction execution.

Common Mistakes That Cost You the Chance to Stop Execution

• Waiting until the actual eviction date instead of acting as soon as the execution file is opened.
• Filing without attaching proof of the ground relied on, such as a payment receipt or a notice showing the wrong address.
• Confusing a request to stop execution with a substantive execution dispute and filing before the wrong body.
• Trying to add a new party who was not in the original judgment at the execution stage — which the RDC does not allow procedurally.

Frequently Asked Questions

How do you stop eviction execution in Dubai? By filing an objection with the execution judge at the Rental Disputes Center, setting out the legal ground and attaching supporting documents, then waiting for the judge’s decision.

Can eviction execution be stopped after the file is opened? In principle, yes, by filing a request that sets out the legal ground, but the actual stay decision rests with the execution judge and is not automatic.

When does eviction judgment execution start in Dubai? 15 days after a judgment issued in the party’s presence, or 15 days from the date of notification if the judgment was issued in their absence, per the RDC’s official FAQ.

Who can request a stop of eviction execution? Either the judgment debtor themselves within the open execution file, or another party who was not part of the original case, through the official “Filing an Injunction from a Third Party” service.

How much does it cost to stop eviction execution? Just AED 20 as an electronic request, under the official “Filing an Injunction from a Third Party” service — a separate fee from opening the execution file itself (1% of the annual rent, capped at AED 5,000).

Can a new party be added during the execution stage? No, a new party cannot be added in person at the execution stage, according to the Rental Disputes Center.

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This article is for general awareness only and does not replace legal advice for the facts of your specific case; outcomes vary case by case. Case preparation and documentation referenced on this site are handled directly by our team; representation before the Rental Disputes Center and the courts is provided through licensed partner law firms, and notarisation is carried out before a licensed notary public.