TL;DR — Key Takeaways

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• EJARI registration is mandatory for all tenancy contracts — without it, your lease has no legal standing.
• Rent increases are regulated by Decree No. 43 of 2013 and must be benchmarked against the RERA rent calculator, with a maximum increase of 20%.
• 90 days' notice is required from either party if any contract terms (including rent) are to be changed at renewal.
• Eviction during a tenancy is only allowed under specific conditions (non-payment, illegal use, damage, etc.) and must be served via notary or registered post.
• Eviction at contract expiry requires 12 months' written notice and valid justification (personal use, sale, demolition, etc.).
• Landlords must hand over and maintain the property in good condition; tenants must return it the same way.
• Security deposits must be refunded at the end of tenancy, minus legitimate damage costs.
• Disputes are handled by the Rental Dispute Centre (RDC) in Dubai.

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What Is Dubai Rental Law?

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Dubai Rental Law sets the rules for how landlords and tenants interact across residential, commercial and industrial properties in the Emirate. It covers everything from how rent is set and increased to how disputes are resolved and tenancies are ended.

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The Real Estate Regulatory Agency (RERA) is the governing body responsible for overseeing compliance and ensuring the law is applied consistently across the market.

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At its core, Dubai Rental Law exists to create a fair, transparent and predictable rental environment for everyone involved. It does this through:

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• Clear rent increase regulations that prevent arbitrary increases
• Protection of the rights of both parties
• Defined notice and eviction procedures
• A structured process for resolving disputes fairly

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Whether you're renting out a property or leasing one, these rules apply to you.

Ejari Registration (Mandatory for all Tenancy Contracts)

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EJARI is the mandatory online registration system developed by RERA that officially records all tenancy contracts across residential, commercial and industrial properties in Dubai. Without it, your lease agreement has no legal standing — making registration the first and most critical step in any tenancy.

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To register, property owners and property management companies must submit key documents depending on their role:

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• Individual Landlords: Passport Copy And Title Deed
• Company-Owned Properties: Trade License, Title Deed, Company Representative's Passport and a Letter Nominating Authorised Users
• Property Management Companies: Trade License, Representative's Passport and Nominated Employee Details
• Authorised Agents: Copies of Both the Owner's and Agent's Passports, Power Of Attorney

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Registering a Lease Contract with RERA

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Every tenancy contract in Dubai must be registered — no exceptions. The process and documents differ slightly depending on who is handling the registration:

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If the landlord registers directly:

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• Completed property management form with lease details
• Passport copy, title deed and land map
• Power of attorney (if jointly owned)

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If a property management company registers:

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• Signed management contract between the owner and the company
• The company's trade license and the representative's passport
• Nominated employee details and company premises address

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If the tenant registers (when the landlord fails to do so):

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• Original lease contract
• Tenant passport copy or trade license (if a company)
• Latest DEWA invoice in the tenant's name
• Copy of title deed or land map

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Key rules that apply in all cases:

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• Only the property owner or tenant can apply — real estate companies must register through EJARI directly
• The lease contract must be active, and the property must be registered at the Land Department
• All information on the form must match the supporting documents exactly
• Sublease contracts cannot be registered
• No new contract can be registered until the previous tenancy is formally closed

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Rent Increase Laws

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Rent increases in Dubai are not at the landlord's discretion. Under Decree No. 43 of 2013, any increase must be justified against the market average and calculated using RERA's official rent calculator. Here's what the rent increase law in Dubai allows:

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• Up to 10% below market average rent, no increase permitted
• 11–20% below market average rent, maximum 5% increase
• 21–30% below market average rent, maximum 10% increase
• 31–40% below market average rent, maximum 15% increase
• More than 40% below the market average rent, with a maximum 20% increase

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You can check the rent increase percentage via the Smart Rental Index in Dubai.

Tenancy Contract Requirements

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Every tenancy contract must clearly state:

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• Description of the leased property
• Purpose of tenancy
• Contract term
• Rent amount
• Payment method
• Name of the property owner

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The contract must leave no room for uncertainty.

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Rent Determination Rules

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If the lease agreement specifies an agreed rent, that figure is legally binding for both parties. If no rent is agreed upon, it defaults to the going rate for comparable properties in the same area.

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To determine the ideal rent in Dubai, you must check the following factors: 

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• RERA rent increase guidelines
• Current economic conditions in Dubai
• The condition of the property
• Average rent for comparable properties in the area
• Applicable rental legislation
• Any other relevant considerations

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The takeaway is simple — rent in Dubai is never arbitrary. It must align with regulated benchmarks and reflect real market conditions.

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Rent Amendments at Renewal

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Before the tenancy contract expires, the landlord and tenant may:

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• Amend any contract terms
• Increase or decrease rent

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If both parties cannot agree, the Tribunal will determine the fair rent.

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90-Day Notice for Contract Amendments

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Under Article 14, if either party wants to change any terms at renewal, including rent, they must give at least 90 days' notice before the contract expires. This applies unless both parties mutually agree to a different arrangement.

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Missing this window doesn't just delay the amendment; it invalidates the request entirely unless the other party is willing to accept the change.

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Property Handover Condition

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According to the Dubai rental law, landlords must hand over the property in good condition and ready for use as agreed in the contract. That said, both parties can agree upon renting a property in an unfinished state. However, the contract must mention whether the tenant or landlord will incur the cost of completion.

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Eviction Rules in Dubai

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Eviction in Dubai is not a decision a landlord can make unilaterally. The eviction law sets out specific conditions under which a tenant can be asked to leave.

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There are two scenarios: eviction during an active tenancy, and eviction at the point of contract expiry.

Eviction During an Active Tenancy

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A landlord can send an eviction notice before the contract expires only in the following situations:

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• The tenant fails to pay rent within 30 days of receiving a formal payment notice.
• The tenant sublets the property without written approval from the landlord — eviction applies to both the tenant and subtenant in this case.
• The property is being used for illegal purposes or anything that violates public order or morals.
• A commercial tenant leaves the property vacant for 30 consecutive days or 90 non-consecutive days within the same year, without a valid reason.
• The tenant makes structural changes that cannot be reversed, or causes wilful or negligent damage to the property.
• The property is being used for a purpose other than what was agreed in the contract.
• The property is condemned, supported by a technical report from or attested by Dubai Municipality.
• The tenant fails to meet any legal or contractual obligation within 30 days of receiving a formal notice.
• A government authority requires the property to be demolished or reconstructed for urban development.

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In all of the above cases, the landlord must serve notice through a notary public or registered post.

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Eviction at Contract Expiry

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Once the contract expires, a landlord can request eviction for a different set of reasons:

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• The owner intends to demolish and reconstruct the property or carry out additions that prevent the tenant from using it. Valid permits must be in place
• The property requires major restoration or maintenance that cannot be done while occupied, as verified by a technical report from Dubai Municipality
• The owner or their first-degree relative needs to move into the property personally. If a landlord reclaims a property for personal use or for a first-degree relative, they cannot rent it out again immediately. The law requires a minimum of two years before re-letting a residential property, and three years for non-residential ones
• The owner intends to sell the property

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For any of these reasons, the landlord must give the tenant 12 months' written notice before the eviction date, served through a notary public or registered post.

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Rights and Obligations of Landlords and Tenants

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Dubai rental law doesn't just regulate rent — it defines exactly what both parties are responsible for throughout the tenancy.

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Landlord Obligations

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As a landlord in Dubai, the law holds you to a clear set of responsibilities:

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• Hand over the property in good condition and fit for the purpose stated in the contract
• Maintain the property and repair any defects or damage that affect the tenant's use — unless agreed otherwise
• Avoid making any changes to the property or its amenities that would prevent the tenant from using it as intended
• Cover the cost of any defects, damage or wear and tear not caused by the tenant
• Provide the necessary approvals when a tenant wishes to carry out decoration or fit-out works that don't affect the property's structure

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Tenant Obligations

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Here are the tenant’s responsibilities as per the Dubai rental laws:

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• Pay rent on time and maintain the property as a reasonable person would maintain their own.
• Avoid making changes, renovations or maintenance works without the landlord's written permission and the required official licences.
• Return the property at the end of the tenancy in the same condition it was received, except for ordinary wear and tear.
• Pay all government fees and taxes associated with the use of the property, unless the contract states otherwise.
• Not sublease or assign the property to a third party without the landlord's written consent.
• Do not remove any improvements made to the property upon vacating, unless the contract permits it.

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Law Regarding Security Deposits

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A landlord may collect a security deposit at the start of the tenancy to cover any damage beyond normal wear and tear. However, the landlord is legally required to refund the deposit once the tenancy ends. Any disputes over the deposit or the condition of the property at handover must be referred to the Rental Disputes Tribunal.

FAQs

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Can My Landlord Increase My Rent by Any Amount at Renewal?

No. Rent increases must follow RERA's official rent calculator and are capped at a maximum of 20%, only applicable when the current rent is more than 40% below the market average. If your rent is at or near market rate, no increase is permitted.

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What Happens if My Landlord Doesn't Register the Tenancy With EJARI?

If your landlord fails to register, you, as the tenant, can register the contract yourself using the original lease, your passport copy, the latest DEWA invoice in your name, and a copy of the title deed.

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Can My Landlord Evict Me so They Can Sell the Property?

Yes, but they must give you 12 months' written notice served through a notary public or registered post before the eviction date. They cannot simply ask you to leave at short notice because they found a buyer.

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Dubai rental laws protect both landlords and tenants through clear rules on registration, rent increase, maintenance, and eviction. As long as both parties understand their rights and obligations and follow the required procedures, most disputes can be avoided entirely. When conflicts do arise, the Rental Disputes Committee provides a formal, fair resolution process.

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If you are renting a property in Dubai, you can also choose to pay rent in monthly instalments. It is all possible via Keyper’s Rent Now, Pay Later services.