What are tenant rights in Dubai?

Dubai has strong tenant protection laws governed by RERA (the Real Estate Regulatory Authority) under Dubai Law No. 26 of 2007 and its amendments. Whether you are a tenant or a landlord, understanding these rules is essential.

Ejari registration

Every tenancy contract in Dubai must be registered through the Ejari system (meaning “my rent” in Arabic). Ejari registration is mandatory - without it, tenants cannot connect DEWA utilities, sponsor dependents, or file rental disputes. Registration costs approximately AED 220 and can be done online or through authorised typing centres.

Rent increase caps

Landlords cannot increase rent arbitrarily. Any proposed increase must follow the RERA Rental Index Calculator, which sets maximum allowable percentage increases based on how far below market rate the current rent sits:

Current rent vs market average	Maximum increase allowed
Up to 10% below market	No increase permitted
11-20% below market	Up to 5%
21-30% below market	Up to 10%
31-40% below market	Up to 15%
More than 40% below market	Up to 20%

Landlords must provide 90 days’ written notice (via notary public or registered mail) before the tenancy renewal date for any proposed increase. If they miss this deadline, the existing terms automatically renew.

Eviction rules

A landlord can only evict a tenant under specific legal grounds, and a 12-month written notice is required in most cases. Valid reasons include:

• The landlord wants to sell the property (12-month notice required)
• The landlord or a first-degree relative wants to move in (12-month notice required)
• Major renovation or demolition approved by the relevant authority
• Tenant has not paid rent within 30 days of written notice
• Tenant has sublet the property without written landlord consent
• Tenant is using the property for illegal or immoral purposes

A landlord cannot evict a tenant simply because they want a higher-paying tenant. If a landlord evicts for personal use, they cannot re-let the property for two years.

Security deposits

Standard practice is 5% of annual rent for unfurnished properties and 10% for furnished. The deposit must be returned at the end of the tenancy minus any legitimate deductions for damage beyond normal wear and tear.

Dispute resolution

If a dispute arises, either party can file a case with the Rental Disputes Centre (RDC), which operates under the Dubai Land Department. Filing fees are typically 3.5% of the annual rent (minimum AED 500, maximum AED 20,000). The RDC handles cases relatively quickly compared to civil courts.

Key takeaway: Dubai’s rental laws are balanced but lean towards protecting tenants from arbitrary rent hikes and unfair eviction. Both landlords and tenants benefit from knowing the rules.

Have a question about your tenancy rights or obligations?