Dubai Tenancy Law 2026: Ejari, Rent Caps & Eviction Rules

Dubai's tenancy framework is more tenant-protective than most people assume, and landlords who treat it casually lose disputes. It is governed principally by Law No. 26 of 2007 and Law No. 33 of 2008, with rent increases regulated through the RERA rental index and disputes handled by the Rental Dispute Settlement Centre.

Ejari: registration is mandatory

Every tenancy contract in Dubai must be registered with Ejari, the DLD system for tenancy registration.

Why it matters:

• An unregistered tenancy is difficult to enforce. Landlords cannot readily pursue eviction or rent claims without it.
• Tenants need Ejari for DEWA connection, visa sponsorship of family, school enrolment and vehicle registration.
• It creates the official record used in rent-increase and dispute proceedings.

Cost: a few hundred dirhams. Responsibility: legally the landlord's, though in practice frequently handled by the agent or tenant.

Registration is done through the Dubai REST app, DLD service centres, or approved typing centres.

How rent increases are capped

This is the part most landlords misunderstand.

Dubai does not cap rents at a fixed percentage. It caps increases based on how far below market rate the current rent sits, using the RERA rental index. The framework under Decree No. 43 of 2013 works on tiers:

The "market average" is determined by the RERA rental index for that area and property type, accessible through the Dubai REST app and the DLD website.

Two consequences most landlords miss:

You cannot raise rent to market in one step. A unit let at 45% below market can only be raised 20% this year — which may still leave it well below market at renewal.

You must give 90 days' written notice of any change to rent or terms before the tenancy expires. Miss the deadline and the contract renews on identical terms. This single administrative failure costs Dubai landlords more money than any other.

For buyers: a tenanted unit at a below-market rent is worth less than the same unit vacant, because your ability to reprice it is legally constrained and takes years.

Eviction: the grounds and the notice

A tenant cannot be removed at will. There are two categories.

During the tenancy term (Article 25(1)), eviction is possible for specific breaches, generally after a 30-day notice to remedy:

• Non-payment of rent within 30 days of a written demand
• Unauthorised subletting
• Illegal use of the premises
• Causing damage or making unauthorised alterations
• Using the property for purposes other than intended
• The property being condemned, or the tenant's licence being cancelled where relevant

At the end of the term (Article 25(2)), a landlord may evict on four grounds, each requiring 12 months' written notice served through a notary public or by registered post:

1. 1The owner wishes to demolish or substantially reconstruct the property.
2. 2The property requires renovation or comprehensive maintenance that cannot be carried out with the tenant in place.
3. 3The owner wishes to occupy the property personally, or house a first-degree relative.
4. 4The owner wishes to sell the property.

The 12-month notice is not negotiable and the method matters. A WhatsApp message, an email or a letter handed over is not valid service. It must be notary public or registered post. Improperly served notices are routinely rejected by the Rental Dispute Settlement Centre, and the landlord starts the twelve months again.

Additional protection: where a landlord evicts for personal use, they generally cannot re-let the property to a different tenant for two years (residential) without risking a compensation claim.

Buying a property with a sitting tenant

The tenancy survives the sale. The new owner steps into the landlord's position with the existing terms.

If you intend to occupy, you must serve the 12-month notice under Article 25(2)(3) — and only after the current term. In practice, buying a tenanted unit with 10 months remaining means you cannot occupy for roughly 22 months.

If the previous owner served valid notice before the sale, its effect may carry over, but this is fact-specific and worth legal review.

This is one of the most common and most expensive misunderstandings in the Dubai market, particularly among overseas buyers purchasing a home for future personal use.

Security deposits

Typically 5% of annual rent for unfurnished and 10% for furnished properties, held by the landlord.

Refundable at the end of the tenancy less the cost of damage beyond fair wear and tear. Disputes over deposits are common; a documented inventory and condition report with photographs at move-in is the practical protection for both sides.

Maintenance obligations

Unless the contract says otherwise, the landlord is responsible for major maintenance — structural, plumbing, electrical systems, air conditioning units, and anything affecting habitability. The tenant is responsible for minor maintenance and day-to-day upkeep.

Many Dubai contracts specify a threshold — for example, the tenant covers repairs under AED 500 and the landlord above. This is enforceable if clearly stated. Establish it in writing at the outset; it prevents most maintenance disputes.

The Rental Dispute Settlement Centre

Part of DLD, the RDSC handles landlord-tenant disputes.

Process: file a claim with supporting documents; pay a fee (typically 3.5% of annual rent, with minimum and maximum limits); attend mediation; if unresolved, proceed to a judgment.

Timeline: often 30–60 days for a first-instance decision — significantly faster than general court proceedings.

What it decides: rent increase disputes, eviction, deposit returns, maintenance obligations, contract interpretation.

Both landlords and tenants use it and both win cases. The determinative factors are usually documentation and correct procedure, not the merits of the underlying grievance. Landlords lose eviction cases they should win because notice was improperly served. Tenants lose deposit cases because there is no move-in condition report.

Practical guidance for landlords

Register Ejari. Every time, without exception.

Diarise the 90-day notice deadline. Set a reminder 120 days before expiry. This is the highest-value single administrative habit in Dubai letting.

Check the RERA index before proposing an increase. Proposing an increase above the permitted tier invites a dispute you will lose.

Serve notices properly. Notary public or registered post for anything under Article 25(2).

Document condition at move-in and move-out. Photographs, dated, with a signed inventory.

Write the maintenance threshold into the contract.

Practical guidance for tenants

Insist on Ejari registration. You need it for DEWA, visas and schools.

Check the RERA index if you receive an increase notice. If the increase exceeds the permitted tier, you can challenge it.

Check the notice period. An increase notified fewer than 90 days before expiry is not effective, and the contract renews on existing terms.

Verify the landlord's ownership via the title deed before signing, particularly when dealing with an intermediary.

Document the condition of the property at move-in.