Guide to Tenancy Laws in Dubai

Whether you’re a tenant or landlord, understanding tenancy laws in Dubai isn’t just helpful, it’s essential. These regulations, established by the Real Estate Regulatory Agency (RERA) and the Dubai Land Department (DLD), keep the rental market transparent, fair, and well-regulated for everyone involved.

In other words, the laws protect both tenants and landlords, ensuring everyone knows their rights and responsibilities from day one.

Whether you’re renewing your contract, facing a rent increase, or simply trying to understand your rights, this guide breaks down everything you need to know about Dubai tenancy laws in a clear, straightforward way.

TL;DR

Renting in Dubai? Here’s what you need to know:

• Dubai’s tenancy framework is governed by Law No. 26 of 2007, Law No. 33 of 2008, and Decree No. 43 of 2013, which regulate landlord-tenant relationships, evictions, and rent increases.
• You must register your tenancy contract through Ejari to activate utilities, sponsor visas, and access legal protections.
• Landlords can only raise rent based on the RERA Rent Calculator, with increases capped between 0% and 20% depending on how far below market rate your current rent is. They must give you 90 days’ notice.
• You’re protected from illegal eviction, entitled to 90 days’ notice for contract changes, and guaranteed the return of your security deposit (unless there’s documented damage).
• Landlords can only evict you for valid legal reasons and must provide 12 months’ notice through a Notary Public. If they claim “personal use,” they cannot re-rent for 2-3 years.
• File with the Rent Dispute Committee (RDC) at the Dubai Land Department.

Overview of Tenancy Laws in Dubai

Dubai’s rental landscape is governed by a clear legal framework designed to protect both tenants and landlords. Here are the key laws you should know about:

Law No. 26 of 2007

This is the foundation of tenancy regulation in Dubai. It establishes the framework for landlord-tenant relationships, covering everything from lease agreements to dispute resolution.

Law No. 33 of 2008

This law builds on the 2007 framework by updating critical provisions around eviction procedures, notice periods, and rent reviews, giving both parties more clarity on their rights.

Decree No. 43 of 2013

This decree introduces the RERA Rental Index, which sets legal limits on how much your rent can increase. It’s a crucial tool for keeping rent hikes fair and transparent.

Together, these laws create a balanced system that protects your rights as a tenant while maintaining a stable and predictable rental market across Dubai.

Ejari & Tenancy Registration in Dubai

One of the first things you’ll encounter when renting in Dubai is Ejari registration. It’s not optional, and here’s why it matters.

What is Ejari?

Ejari is Dubai’s official system for registering tenancy contracts. Every lease, whether residential or commercial, must be registered through this platform. Think of it as the legal stamp of approval that makes your rental agreement official.

Why does Ejari matter?

Without a registered Ejari, you’ll hit roadblocks when trying to:

• Activate DEWA (water and electricity)
• Sponsor family visas
• File disputes with authorities
• Renew your tenancy contract

Simply put, Ejari ensures your tenancy is legally recognized and protects your rights as a tenant.

Documents Required for Ejari
To register, you’ll need:

• Tenant: Passport, Emirates ID, and visa page
• Landlord: Passport and title deed
• For companies: Valid trade license

Once registered, you’re officially protected under Dubai’s tenancy framework.

Tenant Rights Under Tenancy Laws in Dubai

Dubai’s tenancy laws offer strong protections for renters. Here are your key rights:

Right to Fair Rent

Your landlord can’t just decide to raise your rent on a whim. Any rent increase must follow the RERA Rent Calculator, which is based on market averages, not arbitrary demands.

Right to 90-day notice

Landlords are required to give you at least 90 days’ advance notice for:

• Rent increases
• Changes to the contract terms
• Non-renewal of the lease

Right to peaceful use of the property

Your home is your space. Landlords cannot enter without notice or disturb your use of the property. You have the right to live there without interference.

Protection from illegal eviction

Evictions in Dubai must follow strict legal procedures and can only happen for valid reasons. Your landlord can’t simply ask you to leave without proper cause and legal notice.

Right to fair deposit return

Your security deposit must be refunded at the end of your tenancy unless there’s documented damage beyond normal wear and tear.

Tenant Responsibilities

To stay compliant with Dubai’s tenancy laws, tenants are expected to:

• Pay rent on time as per the contract
• Maintain the property responsibly
• Avoid making structural changes without the landlord’s permission
• Return the property in similar condition (normal wear and tear is acceptable)

Meeting these responsibilities helps maintain a good relationship with your landlord and protects your legal standing.

Landlord Rights According to Tenancy Laws in Dubai

While tenants are well protected, landlords also have clear rights under Dubai’s rental framework.

Right to increase rent legally

Landlords can raise rent, but only in accordance with the RERA Rental Index and Decree No. 43 of 2013. The increase must be justified and properly notified.

Right to evict with valid reasons

Eviction is allowed only at the end of the tenancy period and requires 12 months’ notice issued through a Notary Public.

Right to compensation for damages

If the property has been damaged beyond normal use, landlords can deduct repair costs from the security deposit.

Landlord Obligations

Dubai’s tenancy laws also place responsibilities on landlords. They must:

• Provide the property in good, livable condition
• Handle major maintenance and structural repairs
• Register the tenancy contract with Ejari
• Avoid cutting essential services (like DEWA) or blocking tenant access

Failure to meet these obligations can result in legal consequences.

Dubai Rent Increase Law: What the Law Allows

One of the most frequently searched topics around tenancy laws in Dubai is rent increases. The good news? They’re strictly regulated.

Any rent increase must follow the official RERA Rent Calculator, which compares your unit’s current rent to the average market rate for similar properties in your area.

Allowed Rent Increase (Decree No. 43 of 2013)

The 90-Day Notice Rule Applies

Here’s something critical: even if your rent is below market average, your landlord cannot increase it without giving you 90 days’ advance notice. No notice means no increase. This is one of the most important protections tenants have under Dubai’s rental laws.

Eviction Rules Under Dubai Tenancy Law

Eviction in Dubai is tightly regulated to protect tenants from unfair treatment.

Eviction During the Contract

Your landlord can only evict you mid-contract if you:

• Fail to pay rent (after receiving a 30-day notice)
• Sublease the property without permission
• Use the property for illegal activities
• Cause significant damage to the property
• Violate key terms of the contract

Eviction at End of Tenancy

Even at the end of your lease, eviction is only allowed for specific reasons:

• The landlord is selling the property
• The landlord or a first-degree relative intends to move in personally
• Major renovation or demolition is required (with supporting municipal reports)
• Government redevelopment mandates it

Mandatory 12-Month Notice

Eviction notices must be issued through a Notary Public at least 12 months in advance.

Important Rule

If your landlord evicts you for “personal use,” they cannot re-rent the property for at least 2 years (residential) or 3 years (commercial). This prevents landlords from using personal use as a loophole to get rid of tenants.

Security Deposits & Refund Rules

Under tenancy laws in Dubai:

• A security deposit is standard practice (usually equivalent to one month’s rent or 5% of annual rent)
• It must be returned at the end of your tenancy
• Any deductions must be justified and documented
• Tenants can file a dispute for unfair deductions

Make sure to document the property’s condition when you move in and out. Photos and written reports can protect you if disputes arise.

RERA Rent Index & Smart Calculator

The RERA Rental Index is your go-to tool for understanding fair market rent. Updated regularly, it provides:

• Average rent for different areas and property types
• Maximum and minimum expected rent ranges
• Market benchmarks to guide negotiations

Both tenants and landlords rely on this index to determine the legal rent bracket for a property. You can access the RERA Rent Calculator online through the DLD website.

Dispute Resolution: Rent Dispute Committee (RDC)

If you and your landlord can’t reach an agreement, you can file a case with the Rent Dispute Committee (RDC), located at the Dubai Land Department.

Common cases include:

• Rent increases
• Eviction disputes
• Maintenance issues
• Security deposit disagreements
• Contract violations

Important: A valid Ejari registration is required to file a case. This is another reason why Ejari matters so much in Dubai’s rental system.

FAQs

1. Can my landlord increase the rent every year?

Not automatically. Your landlord can only increase rent if the RERA Rent Calculator shows that your current rent is below the market average for your area. Even then, the increase must follow the legal caps set by Decree No. 43 of 2013, and you must receive 90 days’ advance notice.

2. Is Ejari registration mandatory?

Yes, absolutely. Ejari registration is required for all tenancy contracts in Dubai, whether residential or commercial. Without it, you won’t be able to activate utilities, sponsor visas, or file disputes if issues arise.

3. Can a landlord evict me without reason?

No. Eviction in Dubai must be based on valid legal grounds and follow proper procedures, including a 12-month notice through a Notary Public. Your landlord cannot simply ask you to leave without cause.

4. What happens if I don’t pay rent?

If you miss a rent payment, your landlord must issue a 30-day notice giving you time to pay. If the rent remains unpaid after this period, eviction proceedings may begin. It’s always best to communicate with your landlord if you’re facing financial difficulties.

5. Who is responsible for major repairs?

The landlord is responsible for major repairs and structural maintenance unless your tenancy contract explicitly states otherwise. Minor maintenance and day-to-day upkeep typically fall to the tenant.

Understanding tenancy laws in Dubai helps tenants and landlords avoid disputes, ensure transparency, and maintain a smooth rental experience. Whether you’re signing a new lease or renewing your current one, staying informed about your rights and obligations ensures a much safer renting journey.