Owning rental property in Dubai is a lucrative investment, but it comes with strict regulatory oversight. The laws are designed to balance the market, meaning your rights as a landlord are powerful but specific. If you step outside the lines of Law No. 26 of 2007 or Law No. 33 of 2008, you risk lengthy disputes or financial penalties.
This guide covers the law, showing you exactly how to manage your asset while staying fully compliant.
TL;DR
- Contracts: Always have a written contract and register it with EJARI to ensure your legal rights are enforceable.
- Rent Payments: You have the right to receive rent on agreed dates; if undefined, it is four annual instalments.
- Maintenance: You are liable for major repairs and defects unless the contract states otherwise.
- Rent Hikes: Use the official RERA index. Increases are capped (0–20%) and require 90 days’ notice before expiry.
- Eviction: Strict rules apply. Immediate eviction is for breaches (like unpaid rent). Eviction for selling or personal use requires 12 months’ notice.
Phase 1: Onboarding and Legal Formalities
Your rights begin the moment you decide to lease your property. However, to enforce these rights later, you must lay the correct legal groundwork first.
The Right to a Formal Contract
You have the right to have your relationship with the tenant regulated by a written lease contract. This document is your primary shield. It must detail the description of the property, the purpose of the lease, the rental amount, and payment methods.
Mandatory Registration (EJARI)
For your rights to be recognised by judicial authorities or government departments, you must register the tenancy contract with RERA (Real Estate Regulatory Agency) via the Ejari system.
- Why strictly comply? If you fail to register, you may find yourself unable to have any dispute or claim considered by the authorities.
Representation Rights
If you do not wish to manage the property yourself, you have the right to appoint a licensed property management company or an agent. If you are a company managing your own properties, you must provide specific documents, including a trade license and title deed .
Phase 2: Financial Rights and Rent
Your primary objective is return on investment. The law protects your right to collect income but regulates how aggressive you can be with increases.
Collecting Rent
You are entitled to receive rent on the mutually agreed dates. If the payment dates are not specified in the contract, the rent must be paid annually in four equal advance instalments.
Security Deposits
You have the right to obtain a security deposit from the tenant to ensure the maintenance of the property. This protects you against damage beyond normal wear and tear. You are, however, obliged to refund this deposit (or the remaining balance) upon the expiry of the lease.
Rent Increases (The RERA Cap)
You cannot increase rent arbitrarily. Increases are governed by Decree No. 43 of 2013, which links permissible hikes to the average market rental value.
- 0% Increase: If the current rent is up to 10% less than the market average.
- 5% Increase: If rent is 11–20% lower than the average.
- 10% Increase: If rent is 21–30% lower than the average.
- 15% Increase: If rent is 31–40% lower than the average.
- 20% Increase: If rent is more than 40% lower than the average.
Crucial Step: To apply any increase, you must notify the tenant 90 days before the contract expires.
Phase 3: Property Maintenance and Standards
While the tenant lives there, you have obligations to ensure the asset remains viable.
Handover Condition
You are bound to hand over the property in good condition, allowing the tenant full use as stated in the contract.
Maintenance Responsibilities
Unless you and the tenant agree otherwise in the contract, you are responsible for maintenance works and repairing any defect or damage that affects the tenant’s use of the property.
- Tip: Many landlords specify in the contract that “minor maintenance” (e.g., below AED 500) is the tenant’s responsibility, while “major maintenance” remains with the landlord. The law allows this flexibility (“Unless otherwise agreed”).
Protection of Amenities
You cannot make changes to the property or its amenities (like pools or gyms) that would prevent the tenant from using them fully. You are responsible for any defects or deficiencies that occur for reasons not attributable to the tenant’s fault.
Phase 4: Recovering Your Property (Eviction)
This is the area with the most misconceptions. You have the right to evict, but only under very specific circumstances.
Eviction Before Contract Expiry
You may demand eviction immediately (before the lease ends) in these specific cases:
- Non-Payment: The tenant fails to pay rent within 30 days of receiving a notice from you.
- Illegal Subletting: The tenant sublets the property without your written approval.
- Illegal Use: The tenant uses the property for illegal purposes or breaches public order.
- Damage: The tenant causes changes that endanger the property’s safety or damages it intentionally or through gross negligence.
- Breach of Contract: The tenant fails to observe any legal or contractual obligation within 30 days of you serving them notice.
Eviction Upon Contract Expiry (The 12-Month Rule)
If you simply want the property back when the contract ends, you must provide 12 months’ notice via Notary Public or registered post. Valid reasons include:
- Personal Use: You wish to use the property personally or for your first-degree relatives.
- Sale: You wish to sell the property.
- Demolition/Reconstruction: You intend to demolish or reconstruct the property (permits required).
- Major Renovation: The property requires comprehensive maintenance that cannot be done while occupied.
The Restriction: If you evict a tenant for “personal use”, you are legally prohibited from renting the property to a third party for two years (residential) or three years (non-residential) afterwards.
Frequently Asked Questions (People Also Ask)
1. Can I evict a tenant if I want to sell my property in Dubai?
Yes, but you cannot evict them immediately. You must wait until the lease expires and provide the tenant with 12 months’ notice stating that the reason for eviction is the sale of the property. This notice must be sent via a Notary Public or registered post.
2. What happens if the tenant refuses to pay rent in Dubai?
If a tenant fails to pay rent, you must serve them a notice demanding payment. If they fail to pay within 30 days of service of the notice, you may request their eviction through the Tribunal.
3. Can I inspect my property while the tenant is living there?
While the law does not explicitly detail inspection schedules, it states you generally cannot disturb the tenant’s use of the property. However, since you are responsible for maintenance, inspections are implied as necessary. It is best practice to include an inspection clause in your contract with agreed notice periods (e.g., 24 or 48 hours).
4. Can I cut off electricity if the tenant doesn’t pay?
No. The law strictly prohibits disconnecting services or disturbing the tenant to force an outcome. If you do this, the tenant can file a police report or a claim for damages against you.
