TL;DR – Key Takeaways

In this blog, we have covered the rights and responsibilities of tenants in Dubai according to the tenancy laws. According to the rules, tenants have the following rights:

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• A clear tenancy agreement registered with Ejari
  
  
• Fair rent increase as per the rental index calculator by DLD. Landlords can increase rent up to 20% if the rent is up to 40% lower than the average market value. Any change to rent or contract terms must be communicated at least 90 days before contract expiry, unless the contract states otherwise.

• Complete access to the property and building facilities, and amenities
  
  
• Major repairs are the landlord’s responsibility unless agreed otherwise in the contract. However, landlords can deduct from the security deposit if the damage is due to the tenant’s fault.
  
  
• Landlords can’t evict tenants without at least a 12-month written notice served via Notary Public or registered mail. In case of rent payment failure, landlords can evict tenants if rent remains unpaid for 30 days after a formal notice is served.
  
  

Alongside rights, tenants have the following responsibilities:

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• Pay rent on time as agreed in the rental agreement
  
  
• Use the property as per the agreement
  
  
• Don’t sublet the property without approval from the landlord
  
  
• Take care of the property like their own

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Key Rights Every Tenant Has in Dubai

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1. A Clear Tenancy Contract and Ejari Registration

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Your tenancy contract in Dubai must clearly state:

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• Property description and unit details
  
  
• Purpose of use (residential or commercial)
  
  
• Rental amount and payment method
  
  
• Contract duration
  
  
• Names of the landlord and tenant
  
  

After signing the tenancy contract, Ejari is a mandatory online system to register the agreement with RERA. If you don’t register for the Ejari contract, you won’t have official proof. Also, you won’t be able to activate utility connections

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As a tenant, you have the right to:

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• Receive a properly registered Ejari contract
  
  
• Use the Ejari certificate to activate DEWA, internet, and other essential services
  
  
• Rely on the Ejari record as official proof in case of a dispute
  
  

If a landlord or property manager refuses to register the contract, tenants are legally allowed to register it themselves, provided they have the required documents.

2. Right to Fair Rent and Regulated Increases

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Dubai does not allow arbitrary rent increases. Rent increases upon renewal are governed by the RERA Rent Index and Decree No. 43 of 2013. Moreover, you can calculate the rent increase using the Smart Rental Index in Dubai.

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With the rental index, the landlords can only increase the rent up to a certain percentage, depending on the following factors:

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• No increase if your rent is within 10% of the market average
  
  
• 5% increase if your rent is 11–20% below the market average
  
  
• 10% increase if your rent is 21–30% below the market average
  
  
• 15% increase if your rent is 31–40% below the market average
  
  
• 20% increase if your rent is more than 40% below the market average
  
  

With the rent increase law in Dubai, the tenants are protected from the following:

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• Unjustified rent increases outside contract renewal

• Increases that exceed RERA’s prescribed limits
  
  
• Sudden changes without proper notice
  
  

Rent can only be amended at renewal and not during the active contract term, unless both parties agree otherwise.

A landlord must give at least 90 days’ written notice before contract expiry if they intend to amend rent or contract terms, unless the contract specifies a different notice period.

3. Use of Property

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When you sign a rental contract in Dubai, landlords have to ensure that you can access the complete property and building amenities and facilities. Also, landlords cannot make changes to the property that will affect the complete use of the property.

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In short, once you move in, the landlord cannot:

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• Enter the property without permission
  
  
• Disconnect utilities such as water or electricity
  
  
• Disturb your use of the property in any manner
  
  

If this occurs, tenants may report the issue to the Rent Dispute Centre (RDC) in Dubai.

4. Property Maintenance

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Unless otherwise agreed in the lease contract, landlords are responsible for:

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• Major maintenance and structural repairs
  
  
• Fixing defects that affect habitability
  
  
• Ensuring the property is delivered in usable condition
  
  

Tenants are not required to pay for major repairs caused by normal wear and tear or structural faults. However, if the damage is due to the fault of the tenant, the landlord will not be responsible for repairs.
Tenants must also maintain the property in an ordinary manner and may not carry out alterations without written permission and required approvals.

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5. Protection Against Unlawful Eviction

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A tenant cannot be evicted during the contract term unless specific legal conditions are met, such as non-payment of rent after notice, illegal use or severe property damage.

Even after contract expiry, eviction is only allowed for specific reasons, including:

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• Sale of the property
  
  
• Personal use by the owner or first-degree relatives
  
  
• Demolition or major renovation

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In these cases, the landlord must provide at least 12 months’ written eviction notice served via Notary Public or registered mail.

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Also, if the landlord evicts the property for personal use, they cannot rent the property to a third party for two years in residential properties (three years for non-residential properties). If the landlord is selling the property, the contract will remain in effect until expiry and the new owner will be obliged to it.

Responsibilities of Tenants in Dubai

1. Paying Rent on Time

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Rent must be paid as agreed in the contract. If no payment schedule is specified, the law assumes payment in four equal instalments annually.

If you fail to pay the rent on the agreed date and the rent remains unpaid for 30 days after a formal notice, the landlord will have the right to evict the property.

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 2. Proper Use of the Property

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Tenants must:

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• Use the property only for the purpose stated in the contract
  
  
• Comply with zoning and usage regulations
  
  
• Avoid activities that violate public order or morals
  
  

For instance, you can’t use a residential property for commercial purposes. Also, you cannot sublet the property unless mentioned in the tenancy agreement or permitted by the landlord after the contract is signed.

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3. Maintenance and Care

Tenants are required to:

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• Maintain the property
  
  
• Cover minor maintenance unless stated otherwise
  
  
• Avoid making alterations without written landlord consent and any required approvals

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Any damage beyond normal wear and tear may be deducted from the security deposit.

4. Restrictions on Subletting

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Subletting is strictly prohibited unless the landlord gives written consent. Unauthorised subletting can result in the eviction of both the tenant and sub-tenant if proven and confirmed through legal process.

5. Handover at Contract End

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Upon vacating, tenants must return the property:

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• In its original condition, excluding normal wear and tear
  
  
• With outstanding utility bills cleared
  
  
• With keys and access cards returned
  
  

The landlord must return the security deposit after deducting legitimate costs related to damage beyond normal wear and tear.

Practical Tips Before You Sign a Lease

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• Always verify property ownership or management authority
  
  
• Ensure Ejari registration is completed immediately
  
  
• Cross-check rent increases using the DLD / RERA rental index (including the Smart Rental Index)
  
  
• Read the clauses on maintenance, notice periods, and renewal carefully
  
  
• Keep all communication and notices in writing
  
  

These steps significantly reduce the risk of disputes.

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FAQs

1. What Happens If a Dispute Arises?

If a dispute cannot be resolved amicably, tenants can approach the Rent Disputes Centre (RDC).

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The RDC has the authority to:

• Decide on rent disputes
  
  
• Rule on eviction cases
  
  
• Determine compensation claims
  
  

Ejari registration is mandatory to file a case, reinforcing its importance.

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2. How Much Notice Does a Landlord Need to Give a Tenant to Move Out in Dubai?

A landlord in Dubai must give at least 12 months’ written notice, served via Notary Public or registered mail, before the tenancy contract expires to ask a tenant to move out for reasons such as sale, personal use, or major renovation.

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However, if the tenant fails to pay the rent, the landlord can seek eviction if the rent remains unpaid for 30 days after a formal notice is served.

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The tenancy laws in Dubai protect the rights of tenants and landlords. However, these laws entail responsibility for both parties. Therefore, landlords and tenants can maintain a good relationship by following these rules and regulations.

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Keep reading the Keyper blogs for more details on tenancy laws and agreements.

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This article is for general informational purposes only and does not constitute legal advice. For specific cases, accurate and latest laws, tenants should consult the Rent Dispute Centre or a qualified legal professional.

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