Renting in Dubai is governed by a clear legal framework, and knowing it protects both sides of the lease. The cornerstone is Law No. 26 of 2007, which regulates the relationship between landlords and tenants in the Emirate of Dubai, later amended by Law No. 33 of 2008. Rent increases are capped separately under Decree No. 43 of 2013, and disputes are handled by the Rental Dispute Settlement Centre established by Decree No. 26 of 2013. Together with RERA, the regulatory arm of the Dubai Land Department, these instruments set out exactly what a landlord can and cannot do, and where a tenant can turn when a lease goes wrong.
Why Ejari Registration Comes First
Under Article 4 of Law No. 33 of 2008, every tenancy contract in Dubai must be registered through the Ejari system with RERA. Registration is not a formality. An unregistered lease is difficult to enforce, and a landlord generally cannot file a case at the Rental Dispute Settlement Centre without a registered Ejari contract. Ejari also protects tenants from double-leasing, because the system flags a unit already under an active registered contract. For tenants, the registered contract is the document that connects DEWA activation, visa processing and any future dispute to a legally recognised tenancy.
How Much Rent Can Actually Increase
The single most misunderstood right in Dubai renting is the rent increase cap. Under Decree No. 43 of 2013, the permitted increase depends on how far your current rent sits below the market average for similar units, as measured by the RERA rental index. If your rent is up to 10 percent below the average, no increase is allowed. Between 11 and 20 percent below, the maximum increase is 5 percent. Between 21 and 30 percent below, it is 10 percent. Between 31 and 40 percent below, it is 15 percent. Only when your rent is more than 40 percent below the market average can a landlord raise it by the maximum of 20 percent. These caps apply to your current annual rent, not the market figure, so a permitted 10 percent rise on AED 80,000 produces a new rent of AED 88,000, not the index average.
The Smart Rental Index and the Star-Rating System
On 2 January 2025, the Dubai Land Department launched the Smart Rental Index, a significant upgrade to the tool that underpins these calculations. Instead of averaging rents by district and updating once a year, the new index rates individual residential buildings on a one-to-five star scale using more than 60 criteria, including location, building age, security, sustainability and amenities. The DLD has confirmed the star system does not change the increase percentages set under the 2013 decree, but it does allow the market average for a specific building to be assessed more precisely, and owners who renovate to lift a building's rating can justify a higher benchmark. Officials expect the index, which can now be updated at any time using AI rather than annually, to reduce landlord-tenant disputes by more than 20 percent. Tenants can check the figure that applies to their unit through the Dubai REST app or the DLD website before accepting any proposed increase.
The 90-Day Rule for Changing Your Rent
A landlord cannot spring a rent increase or a change of terms on a tenant at renewal. Under Article 14 of the law, any intention to increase rent, amend the contract or decline renewal must be communicated in writing at least 90 days before the lease expiry date, delivered by registered mail, notary public or hand delivery with acknowledgement. A verbal or informal message does not meet the standard. If the landlord misses the 90-day window, the contract renews on its existing terms. Article 6 reinforces this by automatically renewing an expired lease for one year on the same conditions where the tenant stays in occupation and no valid objection has been served.
When a Landlord Can Evict During the Tenancy
Eviction rights are narrow and defined by Article 25. During the term of a contract, a landlord may seek eviction only on specific grounds: failure to pay rent within 30 days of a written demand, subletting the unit without written approval, using the property for illegal or immoral purposes, causing damage that endangers the property, or a similar material breach that is not remedied within 30 days of notice. These are the only routes to removing a tenant mid-lease, and each requires proper written notice rather than self-help measures such as changing locks or cutting utilities, which are themselves violations a tenant can challenge.
The 12-Month Eviction Notice Explained
The other category of eviction applies at the end of a contract and is where the widely referenced 12-month rule sits. Under Article 25(2), a landlord who wants the property back to sell it, to use it personally or for a first-degree relative, or to demolish or carry out major reconstruction, must give the tenant 12 months' written notice served through the notary public or by registered mail. The notice must state the reason. This provision exists to stop landlords using a false claim of personal use simply to reset a rent, and the Rental Dispute Settlement Centre can look behind a notice that appears to be a pretext.
Security Deposits and Move-In Obligations
At the start of a tenancy, a security deposit is standard practice. The market norm, recognised across the sector, is 5 percent of the annual rent for an unfurnished property and 10 percent for a furnished one. The deposit secures the unit against damage beyond fair wear and tear, unpaid rent, unsettled utility bills and cleaning, and the balance is refundable when the tenant vacates, settles all bills and returns the property in acceptable condition. There is no statutory refund deadline, though returns within about 30 days of handover are common once final DEWA bills are cleared. Tenants should document the unit's condition at move-in, since photographs are the most effective evidence if a landlord later disputes a deduction.
Resolving Disputes at the RDSC
When agreement breaks down, the Rental Dispute Settlement Centre is the dedicated forum, operating under the Dubai Land Department since Decree No. 26 of 2013. Filing a case costs 3.5 percent of the annual rent, subject to a minimum of AED 500 and a maximum of AED 20,000, plus small administrative charges. Most matters begin with an amicable settlement phase of up to 15 days, and where that fails the First Instance department typically aims to deliver judgment within roughly 30 days, with a 15-day window to appeal eligible decisions. This structure gives both landlords and tenants a fast, specialised alternative to the ordinary courts, which is a large part of why Dubai's rental market functions as predictably as it does.
Knowing Your Rights Before You Sign
The pattern across Law No. 26 of 2007, its 2008 amendment and the 2013 decrees is balance: tenants are protected from arbitrary increases and evictions, while landlords retain clear rights to recover rent, reclaim their property for legitimate reasons and pursue breaches. The practical takeaway is to register every lease on Ejari, check the Smart Rental Index before accepting an increase, insist on written notice within the legal windows, and keep records from the first day of occupation.
Talk to Al Dar Aljadeed Real Estate
If you are renting, letting or investing in Dubai and want to be sure your tenancy contract, notices and rights are handled correctly, the team at Al Dar Aljadeed Real Estate is here to help. Reach out for guidance tailored to your property and situation. This article is general information about Dubai's tenancy framework and is not personalised legal advice.
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