Dubai rental law is primarily governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008, which regulates the relationship between landlords and tenants in Dubai. Rent increases at renewal are controlled by Decree No. 43 of 2013 and the Dubai Land Department Rental Index, while most Dubai tenancy disputes are handled by the Rental Disputes Center (RDC) under Decree No. 26 of 2013.
In practical terms, landlords cannot increase rent or evict tenants simply by giving informal notice. Dubai law sets rules for rent changes, maintenance, security deposits, lease renewal and eviction, with different notice requirements depending on the issue.
For broader property matters, Al Ramsy Advocates provides real estate legal services in the UAE for landlords, tenants, investors and businesses.
What Are the Main Rules Under Dubai Rental Law?
The rules that affect most landlords and tenants can be summarised as follows:
| Issue | Main Rule |
|---|---|
| Tenancy registration | Lease contracts governed by the law must be registered with RERA through Ejari |
| Rent or contract changes | At least 90 days’ notice before expiry unless the parties agree otherwise |
| Rent increase | Must comply with the applicable DLD Rental Index and Decree No. 43 of 2013 |
| Major maintenance | Generally the landlord’s responsibility unless otherwise agreed |
| Security deposit | Must be returned, or the remaining balance returned, when the tenancy ends |
| Subletting | Generally requires the landlord’s written approval |
| Eviction for sale or personal use | Requires a statutory ground and at least 12 months’ notice |
| Rental disputes | Usually handled by the Rental Disputes Center |
The applicable result can still depend on the tenancy contract, the type of property and the facts of the dispute.
Can a Landlord Increase Rent in Dubai?
A landlord cannot choose an arbitrary rent increase at renewal.
Under Decree No. 43 of 2013, the maximum increase depends on how the existing rent compares with the average rental value used by the Dubai Land Department Rental Index.
| Current Rent Compared With Average Rental Value | Maximum Increase |
|---|---|
| Up to 10% below | No increase |
| 11%–20% below | 5% |
| 21%–30% below | 10% |
| 31%–40% below | 15% |
| More than 40% below | 20% |
The Dubai Land Department now provides its Rental Index through its online services and the Dubai REST application.
Is 90 Days’ Notice Required for a Rent Increase?
Generally, yes.
Article 14 of Law No. 26 of 2007, as amended by Law No. 33 of 2008, provides that where either party wants to amend the terms of the tenancy on renewal, notice must be given at least 90 days before the contract expires, unless the parties have agreed otherwise.
This applies to proposed changes such as an increase in rent.
The landlord therefore needs to consider both:
- whether the proposed increase is permitted under the applicable Rental Index; and
- whether the required notice was given in time.
A dispute can arise even where the Rental Index permits an increase if the contractual or statutory notice requirements were not followed.
What Are the Landlord’s and Tenant’s Responsibilities?
Dubai tenancy law places obligations on both sides.
Landlord Responsibilities
Under Articles 15 and 16, the landlord must generally deliver the property in a condition that allows the tenant to use it as agreed.
Unless the parties agree otherwise, the landlord is also responsible during the tenancy for maintenance and repairs necessary to address defects that affect the tenant’s intended use of the property.
Article 34 also prohibits a landlord from disconnecting services or otherwise interfering with the tenant’s use of the property.
Tenant Responsibilities
The tenant must:
- pay rent when due;
- take reasonable care of the property;
- comply with the tenancy agreement;
- avoid unauthorised alterations;
- use the property for its agreed purpose; and
- obtain the landlord’s written consent before subletting unless the agreement provides otherwise.
Under Article 19, the tenant can also be responsible for maintenance or restoration expressly agreed in the contract or customarily carried out by tenants.
For offices, shops, warehouses and other business premises, lease terms can allocate significant additional obligations. Businesses can review these terms with commercial lease lawyers in Dubai.
What Happens to the Security Deposit?
Article 20 of Law No. 26 of 2007 allows a landlord to take a security deposit to secure the maintenance of the property at the end of the tenancy.
The landlord must return the deposit, or the remaining balance, when the tenancy ends.
This does not mean every deduction is automatically valid.
A dispute may arise over whether a claimed deduction relates to:
- actual tenant-caused damage;
- agreed maintenance;
- unpaid obligations; or
- ordinary wear and tear.
Article 21 separately recognises that a tenant is not required to return the property free from ordinary wear and tear.
For that reason, both parties should document the property’s condition at the beginning and end of the tenancy.
Useful evidence can include:
- dated photographs;
- move-in and move-out inspection reports;
- maintenance records;
- invoices;
- repair quotations; and
- written correspondence concerning damage.
When Can a Tenant Be Evicted in Dubai?
Eviction rules depend on whether the landlord is seeking eviction during the tenancy or after the tenancy expires.
Eviction Before the Lease Expires
Article 25(1) allows eviction before expiry only on specified grounds.
These can include situations where:
- rent remains unpaid for 30 days after the required notice, unless otherwise agreed;
- the property is sublet without the landlord’s written approval;
- the tenant uses the property for an illegal or unauthorised purpose;
- the tenant causes serious property damage;
- the tenant breaches a legal or contractual obligation and fails to remedy it within the required period after notice; or
- another statutory ground under Article 25 applies.
The exact notice requirement depends on the eviction ground.
Eviction After the Lease Expires
Under Article 25(2), a landlord may seek possession after expiry where:
- the property will be demolished and reconstructed;
- comprehensive renovation or maintenance requires the property to be vacant;
- the owner needs the property for personal use or use by a first-degree relative, subject to the statutory requirements; or
- the owner intends to sell the property.
For these grounds, the tenant must receive at least 12 months’ notice stating the eviction reason, served through a Notary Public or registered mail.
The 90-day notice used for changing lease terms and the 12-month eviction notice are therefore not the same rule.
Tenants or landlords dealing with a disputed notice can obtain advice from eviction lawyers in Dubai.
Can a Landlord Re-Rent After Evicting a Tenant for Personal Use?
There are restrictions.
Under Article 26, where possession is recovered for the owner’s personal use or the use of a first-degree relative, the property generally cannot be rented to another party for at least:
- 2 years for residential property; or
- 3 years for non-residential property.
If this restriction is breached, the former tenant may seek fair compensation through the competent rental dispute forum.
Is Ejari Registration Mandatory?
Yes.
Article 4 of the Dubai tenancy framework requires lease contracts governed by the law, and amendments to them, to be registered with RERA.
Ejari is the Dubai Land Department system used to record tenancy contracts.
A properly registered Ejari provides an official record of important lease information such as:
- landlord and tenant details;
- property details;
- lease duration; and
- agreed rent.
Ejari documentation is also commonly required when filing a rental dispute.
A problem with Ejari does not necessarily mean that every legal issue between the parties disappears, but failure to maintain proper tenancy documentation can create practical problems when proving the lease position.
How Are Rental Disputes Resolved in Dubai?
Most qualifying landlord–tenant disputes in Dubai are handled by the Rental Disputes Center (RDC).
Decree No. 26 of 2013 gives the RDC jurisdiction over many rental disputes involving Dubai property, subject to statutory exceptions, including certain free zones that have their own specialist courts or tribunals.
Common RDC disputes include:
- rent increases;
- eviction;
- unpaid rent;
- lease renewal;
- maintenance;
- security deposits;
- termination; and
- other tenancy obligations.
Al Ramsy Advocates’ rental dispute lawyers in Dubai assist landlords and tenants with RDC claims, notices, rent disputes, deposits, renewal issues and related tenancy proceedings.
How Does an RDC Case Work?
A typical case may involve:
- reviewing the tenancy contract and Ejari;
- identifying the legal claim or defence;
- collecting notices and supporting evidence;
- attempting settlement where appropriate;
- filing the claim through the RDC system or an authorised Real Estate Services Trustee;
- attending the hearing through the RDC process; and
- enforcing the judgment where necessary.
Documents submitted to the RDC must be in Arabic or legally translated into Arabic.
What Are the RDC Filing Fees?
Current RDC filing fees depend on the type of claim.
| Type of Claim | Current Basic Filing Fee |
|---|---|
| Eviction, lease renewal, rent claim or termination | 3.5% of annual rent or lease value |
| Minimum for the above claims | AED 500 |
| Maximum for the above claims | AED 20,000 |
| Monetary claim | 3.5% of claimed amount |
| Minimum monetary claim fee | AED 500 |
| Maximum monetary claim fee | AED 15,000 |
Additional notification, registration, knowledge, innovation or service-partner fees may apply.
Where an amicable settlement is reached through the applicable RDC process, the RDC currently states that part of the basic court fee may be refunded.
What Should You Do Before Starting a Rental Dispute?
Before filing a claim, organise the evidence and identify the exact issue.
Useful documents can include:
- current and previous tenancy contracts;
- Ejari certificate;
- rent payment records;
- cheques and bank transfers;
- rent increase or eviction notices;
- proof of service;
- emails and messages;
- security deposit receipt;
- photographs or condition reports;
- maintenance requests;
- repair invoices; and
- relevant expert or technical reports.
Then check what the dispute is actually about.
For example:
- a rent increase dispute should focus on the notice date and Rental Index result;
- an eviction dispute should focus on the legal ground and notice procedure;
- a security deposit dispute should focus on the property’s condition and documented deductions.
Preparing the right evidence before filing can make the RDC claim clearer and avoid unnecessary delay.
Frequently Asked Questions
How much can a landlord increase rent in Dubai?
The permitted increase depends on how far the current rent is below the average rental value under the applicable Dubai Land Department Rental Index. Decree No. 43 of 2013 provides maximum increases ranging from 0% to 20%.
Does a landlord need to give 90 days’ notice to increase rent?
Generally, yes. Article 14 requires at least 90 days’ notice before the tenancy expires where a party wants to amend the contract terms, unless the parties have agreed otherwise.
How much notice is required to evict a tenant in Dubai?
For eviction after expiry based on sale, personal use, demolition or qualifying major renovation, Article 25(2) requires at least 12 months’ notice stating the reason, served through a Notary Public or registered mail. Different rules apply to eviction during the tenancy for breach or non-payment.
Where do I file a rental dispute in Dubai?
Most qualifying landlord–tenant disputes are filed with the Rental Disputes Center in Dubai. The appropriate claim depends on whether the dispute concerns eviction, rent, renewal, a financial claim or another tenancy issue.
