Dubai has one of the most clearly defined rental law frameworks in the Middle East. Whether you are a landlord or a tenant, understanding the rules set by RERA and the Dubai Land Department protects you from disputes, financial losses, and legal complications. This guide covers everything you need to know about Dubai tenancy law in 2026.
The Legal Foundation: Law No. 26 of 2007
Dubai's rental market is governed primarily by Law No. 26 of 2007 Regulating the Relationship Between Landlords and Tenants in Dubai, later amended by Law No. 33 of 2008. These laws apply to all residential and commercial rental properties in Dubai, with the exception of property provided rent-free by employers to house their employees (Article 3). Free-zone disputes also go to the Rental Disputes Centre, unless the free zone has its own tribunal (Decree 26 of 2013, Article 6).
The Real Estate Regulatory Agency (RERA), a division of the Dubai Land Department (DLD), is responsible for enforcing these laws and resolving disputes between landlords and tenants.
Ejari: The Mandatory Registration Requirement
Every tenancy contract in Dubai must be registered with Ejari, the official DLD registration system. This is not optional. Without Ejari registration, a tenancy contract has no legal standing in Dubai courts and the tenant cannot obtain a residence visa renewal, utility connections, or other government services that require proof of residency.
Ejari registration is typically the tenant's responsibility, though the parties can agree otherwise. Registration costs AED 177.75 via Dubai Now, VAT included (typing centres charge more) and must be done within 30 days of signing the contract.
Notice Periods: How Much Notice Is Required
Dubai tenancy law sets strict minimum notice periods that both parties must follow. These cannot be reduced by agreement — they are legal minimums.
- Landlord ending tenancy at renewal: 12 months written notice before contract expiry
- Landlord increasing rent: 90 days written notice before contract expiry
- Tenant vacating at expiry: the law sets no fixed period — follow the contract's notice clause (Article 14's 90 days applies to changing terms)
- Landlord evicting for personal use: 12 months written notice via notary public
- Landlord evicting for demolition or major renovation: 12 months written notice via notary public
Notice must always be in writing. Verbal notice has no legal standing in Dubai rental disputes. We strongly recommend sending notice by registered mail or through a notary public to create a legal record.
Rent Increase Rules and the RERA Rental Index
Landlords cannot increase rent by any amount they choose. RERA publishes an official Rental Index for Dubai that sets the maximum permitted increase based on how much the current rent compares to the market average for that area and property type.
The permitted increase tiers are as follows:
- 0% increase: if current rent is within 10% of the RERA index value
- 5% increase: if current rent is 11–20% below the index value
- 10% increase: if current rent is 21–30% below the index value
- 15% increase: if current rent is 31–40% below the index value
- 20% increase: if current rent is more than 40% below the index value
The RERA Rental Calculator is available at dubailand.gov.ae. Tenants who receive a rent increase notice that exceeds the legal cap can file a dispute with the Dubai Rental Dispute Settlement Centre.
Security Deposit Rules
Article 20 of Law 26 of 2007 allows the landlord to take a security deposit and requires it (or the remainder) to be refunded at the end of the tenancy. The law sets no percentage; the market norm is 5% of the annual rent for unfurnished and 10% for furnished properties, and the agreed amount is written into the contract.
The deposit must be returned to the tenant within a reasonable time after the tenancy ends, minus any legitimate deductions for damage beyond normal wear and tear. Normal wear and tear — minor scuffs, faded paint, small nail holes — cannot be deducted. Only actual damage caused by the tenant can be deducted.
Landlord's Right to Evict: Valid Reasons Only
A landlord in Dubai cannot evict a tenant simply because they want to. The law specifies the only valid grounds for eviction:
- Tenant has not paid rent and has been given a 30-day written notice to pay
- Tenant has sublet the property without the landlord's written consent
- Tenant is using the property for illegal purposes
- Tenant has caused significant damage to the property
- Tenant has violated a material term of the tenancy contract
- Landlord requires the property for personal use (12 months notice required)
- Property requires demolition or major renovation approved by authorities (12 months notice)
- Property is due to be sold (12 months notice required)
Tenant Rights: What a Landlord Cannot Do
Under Dubai tenancy law, a landlord is prohibited from:
- Entering the property without the tenant's prior permission
- Cutting off utilities such as water or electricity to force a tenant to leave
- Changing the locks without a court order
- Harassing or threatening a tenant to vacate
- Increasing rent without the required 90-day notice
- Refusing to refund the security deposit, or what remains of it, at the end of the tenancy (Article 20)
- Refusing to maintain the structural integrity of the property
Maintenance Responsibilities
Unless the tenancy contract states otherwise, the landlord is responsible for major maintenance and structural repairs — things like plumbing, electrical systems, roof repairs, and major appliances that were part of the original lease. The tenant is responsible for minor day-to-day maintenance and keeping the property in good condition.
It is strongly recommended to clearly define maintenance responsibilities in the Additional Terms section of the DLD Unified Tenancy Contract to avoid disputes later.
How to File a Rental Dispute
If a landlord-tenant dispute cannot be resolved directly, either party can file a case with the Dubai Rental Dispute Settlement Centre. Cases can be filed online at dubailand.gov.ae or in person. Filing fees are generally 3.5% of the annual rent (minimum AED 500, maximum AED 20,000; money claims capped at AED 15,000). Most disputes are resolved within 30–60 days.