Most rental disputes in Dubai are not really disputes. They are two people who never read the same law, arguing about who is right, and one of them is usually surprised to find out.
Dubai has a written tenancy framework and it is more specific than either side expects. Rent increases are capped by a published formula. Eviction requires twelve months of notice. Non payment has a thirty day clock. Almost all of it is knowable in advance.
This guide covers the whole tenancy from both sides, with the law named. Cresco Real Estate handles leasing and property management, so we act for landlords and for tenants and we have watched both get this wrong.
The four instruments that govern every Dubai tenancy
| Instrument | What it governs |
|---|---|
| Law No. 26 of 2007 | The Dubai tenancy law. Rights and obligations of both parties, and the grounds for eviction |
| Law No. 33 of 2008 | Amends and clarifies the 2007 law, including notice requirements |
| Decree No. 43 of 2013 | The rent increase caps, as a formula tied to market rent |
| Ejari | Mandatory registration of every tenancy contract with RERA |
If a clause in your tenancy contract contradicts the law, the law wins. That is worth knowing before you sign something that says otherwise.
Before you rent, five things to check
- The landlord is the actual owner. Ask for the title deed and match the name on it to the person signing. If an agent signs, ask for the power of attorney.
- The broker is licensed. Every Dubai property advertisement must display a Trakheesi permit number. No number, no deal.
- The rent is in line with the index. Run the property through the Smart Rental Index on the Dubai REST app before you agree the figure, not after.
- The unit has no outstanding utility bills. DEWA and chiller accounts follow the property, and the surprise arrives after you move in.
- What is included. Chiller, maintenance, parking, service charges. Get it written into the contract rather than agreed in a conversation.
Ejari, and why an unregistered tenancy is your problem
Ejari is RERA’s tenancy registration system, and registration is mandatory. Registration currently costs AED 220 through an authorised Trustee Centre, including knowledge and innovation fees.
It is not paperwork for its own sake. Without a registered Ejari contract you cannot connect DEWA, you cannot get a residence visa for family members against the tenancy, and you are in a much weaker position at the Rental Disputes Centre.
Registration is normally the landlord’s responsibility, but the person who suffers if it does not happen is usually the tenant. If yours has not been registered, chase it in writing and keep the reply.
The money
| Item | Normal position |
|---|---|
| Security deposit, unfurnished | Around 5 per cent of annual rent |
| Security deposit, furnished | Around 10 per cent of annual rent |
| Ejari registration | AED 220 through a Trustee Centre |
| Agency commission | Typically 5 per cent of annual rent |
| Rent payment | Post dated cheques, commonly one to four |
| Rental Disputes Centre filing fee | 3.5 per cent of annual rent, minimum AED 500, maximum AED 20,000 |
On the deposit, the rule that matters is what it can be used for. A landlord may deduct for damage beyond normal wear and tear, and for unpaid utilities. A deposit is not a cleaning fee, it is not a renewal incentive, and it is not the landlord’s money until they can show what it was spent on.
Fewer cheques usually buys a lower rent. More cheques usually costs more. That is a negotiation, not a rule.
What the landlord must do
- Hand over the property in a condition fit to live in, and in the state agreed in the contract.
- Carry out structural and major maintenance so the property remains habitable, unless the contract lawfully places specific obligations elsewhere.
- Not evict during the term except on the grounds set out in Article 25 of Law No. 26 of 2007.
- Give proper notice for a rent increase or for eviction at expiry, in the correct form and within the correct period.
- Register the tenancy through Ejari.
- Return the deposit at the end of the tenancy, less anything they can evidence.
What the tenant must do
- Pay the rent on time, in the form agreed.
- Not sublet without written permission. Unauthorised subletting is a ground for eviction during the term.
- Not use the property illegally or for an immoral purpose.
- Handle minor maintenance and day to day upkeep, and not make structural changes without the landlord’s written consent.
- Return the property in the condition received, allowing for normal wear and tear.
- Settle utilities before handing back the keys.
Rent increases, and the number your landlord cannot exceed
This is the most misunderstood part of renting in Dubai, in both directions. Landlords believe they can raise rent to market. Tenants believe rent cannot rise at all. Both are wrong.
Under Decree No. 43 of 2013 the permitted increase depends on how far your current rent sits below the market rate for comparable property.
| How far your rent is below market | Maximum permitted increase |
|---|---|
| Up to 10 per cent below | No increase permitted |
| 11 to 20 per cent below | 5 per cent |
| 21 to 30 per cent below | 10 per cent |
| 31 to 40 per cent below | 15 per cent |
| More than 40 per cent below | 20 per cent |
Two things decide the outcome. The first is the index figure, which is not a matter of opinion. The Dubai Land Department publishes a Smart Rental Index accessible through its website and the Dubai REST app, drawing on live Ejari contract data, property type and size, building classification, location and surrounding infrastructure. Enter the property and it returns the average market rent, whether an increase is permitted at all, and the maximum percentage.
The second is notice. A rent increase requires written notice at least 90 days before the contract expires. A landlord who raises the subject sixty days out has missed the window for that renewal, whatever the index says.
Eviction, and the twelve month rule
There are two entirely different situations here and conflating them causes most of the trouble.
Eviction during the term
A landlord may seek eviction before the contract ends only on specific grounds under Article 25, including:
- Rent unpaid for more than 30 days after a formal notice to pay
- Unauthorised subletting
- Use of the property for an illegal or immoral purpose
- Damage caused by gross negligence, or unauthorised alteration to the property
Eviction at expiry
At the end of the contract a landlord may seek possession for reasons including demolition or reconstruction, comprehensive renovation that requires the property to be empty, an intention to sell, or personal use by the owner or a first degree relative.
In those cases the landlord must give twelve months written notice, served through a Notary Public or by registered mail. Not a phone call, not a message, not a note from the agent. Twelve months, in writing, properly served.
That notice period is the single most valuable thing a tenant in Dubai can know, and the single most common thing landlords get wrong.
When the tenant does not pay
The process is defined, and skipping steps costs the landlord the case.
- Serve a formal written notice to pay. Through a Notary Public or registered mail, so service can be proved.
- Wait 30 days. The clock runs from receipt of the notice, not from the missed cheque.
- If still unpaid, file at the Rental Disputes Centre. The claim is brought under Article 25(1)(a) of Law No. 26 of 2007.
- The Centre adjudicates and issues a judgment, which is enforceable.
What a landlord may not do is change the locks, cut the electricity, remove the tenant’s belongings or otherwise take possession without an order. Self help of that kind puts the landlord in the wrong regardless of how far behind the tenant is, and it is the fastest way to turn a strong case into a weak one.
For tenants in genuine difficulty, the useful move is to engage before the thirty days expire and to get any payment arrangement in writing. A landlord who has agreed a plan in writing is in a different position from one who has simply not been paid.
When the landlord is the one in breach
Tenants have the same forum and it is used less often than it should be.
- The property is not maintained. Structural and major repairs sit with the landlord. A tenant can apply to the Rental Disputes Centre for an order compelling repairs, and in some circumstances for a reduction in rent.
- An unlawful eviction attempt. If the grounds are not in Article 25, or the twelve month notice was not properly served, the tenant can file at the Centre. Arbitrary eviction outside the legal grounds is not permitted.
- An increase above the cap. If the index says no increase is permitted and the landlord demands one, that is a dispute the Centre will decide on the index figure.
- The deposit is not returned. The landlord must be able to evidence deductions. Photograph the property on the day you move in and on the day you leave, and keep both sets.
The Rental Disputes Centre
The Centre is the specialist judicial body for Dubai tenancy disputes, and either party can file. The filing fee is 3.5 per cent of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000.
Before you file, gather the tenancy contract, the Ejari certificate, proof of payments, the notice you served or received with proof of service, and any correspondence. Cases are decided on documents. The party with the paperwork usually wins, which is why so much of this guide is about keeping records.
Frequently asked questions
How much can my landlord increase my rent in Dubai?
It depends on how far your current rent sits below the market rate for comparable property, under Decree No. 43 of 2013. If your rent is within 10 per cent of market no increase is permitted. Between 11 and 20 per cent below, the cap is 5 per cent. Between 21 and 30 per cent below it is 10 per cent, between 31 and 40 per cent below it is 15 per cent, and more than 40 per cent below it is 20 per cent. Check the figure on the Dubai Land Department Smart Rental Index rather than accepting either party estimate.
How much notice does a landlord have to give to evict a tenant in Dubai?
For eviction at the end of the contract on grounds such as sale, personal use, demolition or comprehensive renovation, the landlord must give twelve months written notice served through a Notary Public or by registered mail. Eviction during the term is only possible on the specific grounds in Article 25 of Law No. 26 of 2007, such as rent unpaid for more than 30 days after formal notice.
What happens if a tenant does not pay rent in Dubai?
The landlord serves a formal written notice to pay through a Notary Public or registered mail. If the rent remains unpaid 30 days after that notice, the landlord can file an eviction case at the Rental Disputes Centre under Article 25(1)(a) of Law No. 26 of 2007. The landlord cannot change the locks, cut utilities or remove belongings without a judgment.
Is Ejari registration mandatory in Dubai?
Yes. Registration of the tenancy contract with RERA through Ejari is mandatory. It currently costs AED 220 through an authorised Trustee Centre. Without it you cannot connect DEWA, cannot sponsor family residence against the tenancy, and are in a weaker position in any dispute.
How much is the security deposit for renting in Dubai?
Market practice is around 5 per cent of the annual rent for an unfurnished property and around 10 per cent for a furnished one. It is refundable at the end of the tenancy less deductions the landlord can evidence for damage beyond normal wear and tear or for unpaid utilities.
What does it cost to file a rental dispute in Dubai?
The Rental Disputes Centre filing fee is 3.5 per cent of the annual rent of the property in dispute, subject to a minimum of AED 500 and a maximum of AED 20,000. Either the landlord or the tenant can file.
Where we come in
Cresco Real Estate handles leasing and property management across Dubai. We act for landlords on letting and management, and we lease to tenants, which means we see both sides of every argument in this guide. If you want a tenancy reviewed, a rent increase checked against the index, or a property let and managed properly, contact the team.
If you are buying rather than renting, our guide to checking a Dubai developer before you buy off plan covers the equivalent verification on the purchase side, and our community guides set out what each area actually costs.
Cresco Real Estate LLC is licensed by RERA under ORN 34288.
Sources
- Dubai Law No. 26 of 2007 regulating the relationship between landlords and tenants in the Emirate of Dubai.
- Dubai Law No. 33 of 2008 amending Law No. 26 of 2007.
- Dubai Decree No. 43 of 2013 determining rent increases for real property in the Emirate of Dubai.
- Dubai Land Department, Smart Rental Index and the Dubai REST application.
- Chambers and Partners, analysis of the regulatory framework and enforcement of tenancy relationships in Dubai.
Published by Cresco Real Estate LLC on 27 August 2026. This guide is general information about publicly available law and procedure and is not legal advice. Fees, market practice and procedure change, and the outcome of any dispute depends on the terms of your own contract and on its facts. Take advice from a UAE qualified lawyer before acting, and confirm current fees with the Dubai Land Department or the Rental Disputes Centre.