What is the Dubai Tenancy Contract?
A Dubai tenancy contract is the legally-required rental agreement between a landlord and tenant in Dubai. Every rental — apartment, villa, commercial — must use the official DLD Unified Tenancy Contract (currently version 1.4) issued by the Dubai Land Department. Custom-drafted contracts are not accepted by Ejari registration and have no legal standing in the Dubai Rental Dispute Centre.
How to Create a Dubai Tenancy Contract
There are two paths: visit a typing centre and pay AED 150–300, or generate the same official DLD contract online for free in under 3 minutes. Online generation uses AI to read your title deed and Emirates ID, auto-filling every required field — eliminating the typo errors that cause Ejari rejection.
Documents Required
Three core documents: title deed (gives plot number, owner name, DEWA premises area), both parties' Emirates IDs, and a recent DEWA bill (gives the Premises Number). Most landlords also request a salary certificate or bank statements from the tenant.
DLD Contract Fields Explained
The DLD Unified Tenancy Contract has 6 sections: Owner/Landlord, Tenant, Property Details, Contract Period, Financial Terms, and Additional Terms. The most error-prone fields are Plot Number, Property Number, and DEWA Premises Number — mismatches cause Ejari rejection.
Rent and Deposit Rules
Annual rent in Dubai is paid via post-dated cheques (1, 2, 4, 6, or 12 cheques). Security deposit is capped by law at 5% of annual rent for unfurnished, 10% for furnished. Anything above these caps is unenforceable. Rent increases at renewal are governed by the RERA Rent Index.
Ejari Registration
Once both parties sign the contract, the tenant must register Ejari within 30 days. Without Ejari, you cannot connect DEWA, renew your residence visa, enrol children in school, or take rental disputes to RERA. Online registration via the Dubai REST app costs AED 220.
Tenancy Contract Renewal
Dubai requires a brand-new DLD contract for every renewal — there is no automatic extension. The landlord must give 90 days written notice for any rent increase. Increases are capped by the RERA Rent Index based on how far below market your current rent is.
Adding, Transferring, or Amending Tenants
Most changes mid-tenancy require a fresh DLD contract rather than a simple amendment. Adding a co-tenant, transferring to a new tenant, or substantial term changes typically need new Ejari registration too.
Tenant and Landlord Rights
Dubai Law No. 26 of 2007 (and Law No. 33 of 2008) regulates the landlord-tenant relationship. Tenants have rights to 90-day rent-increase notice, 12-month eviction notice for personal use, deposit refund within 30 days, and dispute filing at the RERA Rental Dispute Centre. Landlords can evict for non-payment with 30 days notice and have rights to RERA-compliant rent increases.
Special Cases by Tenant Type
First-time landlords, first-time tenants, expats new to the UAE, and tenants of specific property types (studio, villa) have different setup considerations. The DLD form is the same — what changes are the additional terms negotiated and the documents collected.
Tenancy Contracts by Dubai Area
Rental rates vary significantly by neighbourhood. The DLD contract format is identical, but Additional Terms differ — Marina contracts often address chiller fees and beach access; Downtown contracts address concierge and short-term-let restrictions; JVC contracts often clarify maintenance for older buildings.
Frequently Asked Questions
How do I create a tenancy contract in Dubai online?+
Upload your title deed and Emirates ID at tenancycontract.com. Our AI extracts the property and party details automatically, you review the auto-filled DLD form, add the rental terms, and download the official PDF — free, in under 3 minutes.
Is the online tenancy contract legally valid in Dubai?+
Yes. The output is the official DLD Unified Tenancy Contract v1.4 — identical to the typing-centre version. It's accepted by Ejari, the Dubai Rental Dispute Centre, DEWA, and all UAE government services.
What is the difference between a tenancy contract and Ejari?+
The tenancy contract is the agreement between landlord and tenant. Ejari is the government registration of that contract. Both are required — the contract itself doesn't fully protect you legally until it's registered on Ejari.
How much does a tenancy contract cost in Dubai?+
Free at tenancycontract.com. Typing centres charge AED 150–300 for the same document. Ejari registration (the separate government registration step) costs AED 220.
What is the security deposit limit in Dubai?+
5% of annual rent for unfurnished properties, 10% for furnished. For an AED 100,000 unfurnished apartment, that's AED 5,000. Anything above these caps is unenforceable under Dubai law.
How long is a typical Dubai tenancy contract?+
12 months is standard. Shorter periods (3, 6, 9 months) are possible but less common and not eligible for Ejari registration in some cases. Longer periods (24 months) are negotiable but rare.
Can I cancel a tenancy contract early in Dubai?+
Yes, but with consequences. If your contract has an early-termination clause, the agreed penalty applies (typically 1–2 months rent). Without a clause, you may owe the remaining rent or negotiate with the landlord. Disputes go to the RERA Rental Dispute Centre.
Who pays for Ejari — landlord or tenant?+
By default, the tenant. The parties can agree otherwise in the contract's Additional Terms. The fee is AED 220 either way.
What documents do I need to sign a Dubai tenancy contract?+
Title deed, both parties' Emirates IDs (or passports for non-residents), and a recent DEWA bill. Most landlords also request salary certificate or bank statements from the tenant.
Is a tenancy contract the same in all Emirates?+
No. The DLD Unified Tenancy Contract format is specific to Dubai. Other Emirates (Abu Dhabi, Sharjah, etc.) have their own rental registration systems and contract formats.
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