RERA Tenancy Laws in Dubai — Rights, Obligations, and Rent Rules Explained

Dubai's rental market is governed by Law No. 26 of 2007, amended by Law No. 33 of 2008, and administered by the Real Estate Regulatory Agency (RERA) under the Dubai Land Department. These laws define the rights and obligations of landlords and tenants, establish rent regulation through the RERA Rental Index, and set out the conditions under which eviction can legally occur. Oplus International Realty outlines the key provisions both parties need to understand before entering or renewing a tenancy in Dubai.

Scope of Dubai Tenancy Law

Law No. 26 of 2007 applies to all leased residential and commercial properties within Dubai. The amendment under Law No. 33 of 2008 strengthened tenant protections, particularly around notice periods and eviction conditions. Two property categories are excluded from these laws: hotel apartments and short-term accommodation, and properties provided by employers to employees at no charge.

All other rental arrangements in Dubai — including furnished and unfurnished apartments, villas, townhouses, and commercial units — fall within this framework.

Ejari Registration: Mandatory for All Tenancy Contracts

Under Article 4 of Law No. 26 of 2007, all tenancy contracts in Dubai must be registered through Ejari — RERA's official tenancy registration system. A contract that is not registered through Ejari is not legally recognised by Dubai authorities, including DEWA, DLD, and the Rental Dispute Settlement Centre (RDSC).

Every registered Ejari contract must include: the property details and title deed reference, the full names of the landlord and tenant, the lease start and end dates, the agreed annual rent, and the payment structure.

Ejari registration is the landlord's responsibility in practice, though the law does not assign it exclusively. Either party can initiate registration through the Ejari portal or at approved service centres. The registration fee is AED 220.

Lease Duration and Renewal Terms

The standard tenancy contract in Dubai is one year. Shorter or longer durations are permissible if both parties agree and the duration is stated in the contract.

Tenancy contracts renew automatically under the same terms unless either party provides written notice of at least 90 days before lease expiry. If no notice is given, the contract continues under its existing terms for an equivalent period.

Subleasing the rented property is not permitted without the landlord's written approval. Any sublease arrangement that has been approved terminates automatically when the main lease expires, unless the landlord agrees otherwise in writing.

Rent Regulation: The RERA Rental Index

Rent increases in Dubai are not at the landlord's discretion. They are governed by the RERA Rental Index under Decree No. 43 of 2013. The index compares the tenant's current rent against the prevailing market rate for comparable properties in the same area and sets the maximum permissible increase accordingly.

The increase bands are structured as follows:

Gap Between Current Rent and Market Rate	Maximum Permissible Increase
Less than 10% below market rate	0% (no increase permitted)
11% to 20% below market rate	Up to 5%
21% to 30% below market rate	Up to 10%
31% to 40% below market rate	Up to 15%
More than 40% below market rate	Up to 20%

A landlord may only adjust rent at the time of lease renewal. A 90-day written notice of the proposed increase must be provided to the tenant before the lease expiry date. Increases applied without the required notice period or in excess of the Rental Index band are challengeable at the RDSC.

Oplus notes that the RERA Rental Index is updated periodically. The bands above reflect Decree No. 43 of 2013, which was in effect at the time of publication. Both landlords and tenants should verify the current applicable rate through the official RERA Rental Index calculator on dubailand.gov.ae before issuing or responding to a rent increase notice.

Landlord Obligations (Articles 15–18)

Articles 15 to 18 of Law No. 26 of 2007 define what landlords are required to provide and maintain.

A landlord must deliver the property in a condition fit for the purpose stated in the tenancy contract. Structural repairs and maintenance that affect the tenant's ability to use the property are the landlord's responsibility. The landlord cannot make changes to the property that restrict the tenant's full use during an active tenancy. If damage results from changes made by the landlord, the landlord bears full liability. Where modifications require approval from Dubai authorities, the landlord must obtain that approval before proceeding.

Tenant Obligations (Articles 19–24)

Articles 19 to 24 set out the tenant's responsibilities during the tenancy.

The tenant must maintain the property in the same condition as received, ordinary wear and tear excepted. The security deposit — conventionally 5% of annual rent for unfurnished properties and 10% for furnished — is refundable at the end of the tenancy provided the property is returned in the agreed condition. If the tenant causes damage beyond normal wear, the landlord may retain part or all of the deposit to cover repair costs.

Tenants are required to pay all utility charges — electricity, water, gas, telecommunications — as they fall due. Subleasing without written landlord approval is prohibited. Failure to comply with any of these obligations gives the landlord grounds to initiate dispute proceedings.

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Eviction Rules (Articles 25–26)

Eviction in Dubai follows a defined legal process. A landlord cannot remove a tenant without a court order issued by the RDSC or Dubai courts.

Grounds for eviction with 30-day notice:

Failure to pay rent within 30 days of receiving a formal payment notice
Using the property for a purpose not agreed in the contract
Causing substantial damage to the property
Engaging in illegal activities on the premises

Grounds for eviction with 12-month notarised notice:

The landlord intends to sell the property
The landlord or a first-degree relative intends to occupy the property personally
The property requires demolition or major renovation approved by Dubai authorities

Where eviction is granted on grounds of personal use or sale, the landlord is prohibited from re-letting the property to any new tenant for a minimum of two years from the eviction date for residential properties. If the landlord re-lets within that period, the former tenant has the right to claim compensation through the RDSC.

Filing a Dispute with the RDSC

The Rental Dispute Settlement Centre is the official body for resolving tenancy disputes in Dubai. Either landlord or tenant can file a case. The RDSC handles disputes including unpaid rent, unlawful eviction, deposit retention, and rent increase challenges.

Cases can be filed through the Dubai REST app or in person at the RDSC offices at Dubai Courts. A filing fee applies — typically 3.5% of the annual rent for financial disputes, with a minimum of AED 500 and a maximum of AED 20,000. The RDSC aims to resolve cases within 30 days for straightforward disputes, though complex cases may take longer.

Before filing, parties are encouraged to attempt direct resolution. The RDSC offers a reconciliation stage before proceeding to formal adjudication.

For landlords and tenants seeking guidance on specific lease terms, rent increase notices, or eviction procedures in Dubai, contact an Oplus agent. For broader Dubai property context, visit the Oplus Dubai real estate page.

FAQ

What laws govern the relationship between landlords and tenants in Dubai?

Dubai's tenancy relationship is governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008. These laws cover lease contract requirements, Ejari registration, rent regulation, landlord and tenant obligations, and eviction conditions. Rent increases are specifically governed by RERA Decree No. 43 of 2013, which established the Rental Index bands determining the maximum permissible increase at renewal. Both laws are administered by RERA under the Dubai Land Department.

What is Ejari and is it mandatory in Dubai?

Ejari is RERA's official tenancy contract registration system. Under Article 4 of Law No. 26 of 2007, all tenancy contracts in Dubai must be registered through Ejari to be legally recognised. Without Ejari registration, a tenancy contract is not accepted by DEWA for utility connections, by DLD for property-related transactions, or by the RDSC for dispute resolution. The registration fee is AED 220 and can be completed through the Ejari portal or approved service centres.

By how much can a landlord increase rent in Dubai?

Rent increases are capped by the RERA Rental Index under Decree No. 43 of 2013. The permissible increase depends on the gap between the current rent and the prevailing market rate. If the current rent is less than 10% below the market rate, no increase is permitted. The maximum increase is 20%, applicable only when the current rent is more than 40% below market rate. A landlord must provide 90 days' written notice before lease expiry. The current applicable rate should be verified through the RERA Rental Index calculator on dubailand.gov.ae before any notice is issued.

What are the legal grounds for eviction in Dubai?

A landlord can initiate eviction for cause — including non-payment of rent, property misuse, substantial damage, or illegal activities — after serving formal notice and obtaining an RDSC or court order. Eviction for personal use, sale, or renovation requires a 12-month notarised notice. If the landlord evicts for personal use or sale and then re-lets within two years, the former tenant can claim compensation through the RDSC. A landlord cannot physically remove a tenant without a valid court order.

How can a tenant challenge a rent increase in Dubai?

A tenant who receives a rent increase notice that exceeds the RERA Rental Index band can challenge it at the Rental Dispute Settlement Centre. The tenant should first verify the applicable increase band using the RERA Rental Index calculator and confirm whether the landlord provided the required 90-day written notice. If either condition is not met, the increase is challengeable. Cases can be filed through the Dubai REST app or in person at the RDSC offices. A filing fee of approximately 3.5% of annual rent applies, with a minimum of AED 500.

Can a landlord evict a tenant in Dubai to sell the property?

Yes, but only under specific conditions. The landlord must serve a 12-month notarised eviction notice before the intended sale date. The eviction cannot be enforced without this notice period being completed. If the property is sold and the landlord re-lets it within two years of the eviction date, the evicted tenant has the right to claim compensation through the RDSC. These protections apply specifically to residential properties under Law No. 26 of 2007.

What is the security deposit for rental properties in Dubai?

There is no RERA-mandated security deposit amount under current tenancy law. By market convention, security deposits are typically 5% of the annual rent for unfurnished properties and 10% for furnished properties. The deposit is refundable at the end of the tenancy, provided the property is returned in the same condition as received. The landlord may retain part or all of the deposit to cover damage beyond normal wear and tear. Any dispute over deposit retention can be filed with the RDSC.

About This Article This guide was produced by the Oplus International Realty editorial team, a licensed UAE real estate brokerage headquartered in Al Nahyan, Abu Dhabi. All legislative references are drawn from Dubai Land Department and RERA official publications, and the Ministry of Justice UAE legal database, current as of April 2026. RERA Rental Index bands reflect Decree No. 43 of 2013 — readers should verify the current applicable rate through the official RERA calculator before acting on any rent increase or dispute. Oplus advises buyers, landlords, and tenants across Abu Dhabi and Dubai on property acquisition, tenancy matters, and market analysis.

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