Last updated: 8 October 2026
Dubai has a highly regulated rental market, with the relationship between landlords and tenants governed by specific laws, Dubai Land Department procedures, RERA rules and the Ejari registration system.
For both tenants and landlords, it is important to understand how tenancy contracts are registered, when rent can be increased, who is responsible for maintenance and how disputes are resolved.
The main legal framework governing landlord–tenant relationships in Dubai is Law No. 26 of 2007 Regulating the Relationship between Landlords and Tenants.
A number of its provisions were subsequently amended by Law No. 33 of 2008.
Other important regulations include:
The Rental Disputes Center has jurisdiction over landlord–tenant disputes in Dubai, including many properties located in free zones, except where the relevant free zone has its own tribunal or special court with jurisdiction over rental disputes.
Dubai Land Department also operates the Ejari system, through which tenancy contracts covered by Dubai rental legislation are registered.
The official unified tenancy-contract template is available through Dubai Land Department — Ejari Templates.
The previous assumption that only leases longer than one year can be registered is incorrect.
Dubai Land Department confirms that tenancy contracts may be registered for periods shorter than one year, including periods of less than six months where applicable.
However, for standard individual Ejari registration, a passport alone is generally not sufficient. DLD states that tenancy-contract registration is carried out using the Emirates ID, with exceptions for embassies and consulates.
Current Ejari requirements can be checked through Dubai Land Department — Frequently Asked Questions.
The exact documents and registration procedure depend on whether the contract is being registered through Dubai REST, the Ejari system, a property management company or a Real Estate Services Trustee Centre.
The previously cited universal limits of three people in a studio, five in a one-bedroom apartment and seven in a two-bedroom apartment should not be treated as a general DLD rule for all Dubai residential property.
Dubai Land Department currently provides a dedicated system for owners and tenants to register people living in a property through the Manage Co-occupants service.
Co-occupants can be added through Dubai REST using their Emirates ID and date of birth.
Official service: Dubai Land Department — Occupants Registration.
Dubai also introduced Law No. 4 of 2026 regulating the management and occupancy of shared housing, which provides a separate regulatory framework for properties formally designated for shared housing.
The permitted number of occupants can therefore depend on the type of property and applicable regulatory requirements rather than one universal bedroom-based formula.
Dubai rental law establishes responsibilities for both parties.
Article 15: The landlord must hand over the property in good condition so that the tenant can use it for the purpose stated in the tenancy contract.
Article 16: Unless the parties agree otherwise, the landlord is responsible during the tenancy for maintenance and for repairing defects or damage that affect the tenant's intended use of the property.
Article 17: The landlord may not make changes to the property or its amenities that prevent the tenant from fully using the property. The landlord is also responsible for defects, damage, deficiencies and wear that are not caused by the tenant.
Article 18: Where a tenant intends to carry out decoration or other works requiring official approvals, the landlord must provide the approvals required from the owner, provided the works do not affect the structure and the tenant has the relevant official documents.
Article 19: The tenant must pay rent on the agreed dates and maintain the property with reasonable care. Alterations, restoration or maintenance works requiring approval cannot be carried out without the landlord's permission and the required official licences.
Article 20: The landlord may take a security deposit when the lease begins. The landlord must return the deposit, or the remaining balance after legitimate deductions, when the tenancy ends.
Dubai rental law does not prescribe one mandatory security-deposit percentage for every residential tenancy.
Article 21: At the end of the tenancy, the tenant must return the property in the condition in which it was received, except for normal wear and tear and damage caused by circumstances beyond the tenant's control.
Article 22: Unless the tenancy contract states otherwise, the tenant is responsible for fees and taxes charged by government entities in relation to the tenant's use of the property and any applicable sublease.
Article 23: Unless the parties agree otherwise, a tenant leaving the property may not remove improvements that have been made to it.
Article 24: A tenant cannot assign the use of the property or sublet it to another person without the landlord's written consent, unless otherwise agreed.
These provisions are contained in Law No. 26 of 2007 together with its subsequent amendments.
Tenancy contracts covered by Dubai rental legislation must be registered.
Ejari registration can currently be completed through:
The process results in an electronic Tenancy Contract Registration Certificate.
Current online fees through Dubai REST or the DLD website are:
Total: AED 177.75.
Through a Real Estate Services Trustee Centre, DLD currently lists:
Current procedures and fees are published by Dubai Land Department — Register / Renew Tenancy Contract.
DLD states that responsibility for registering Ejari rests with both the landlord and tenant, although in practice the tenant or real estate agent often completes the process.
Once a tenancy contract is in force, its terms cannot simply be changed unilaterally during the contractual period. Changes at renewal are subject to the agreement between the parties and the applicable notice requirements.
Some residential buildings and communities may also have their own move-in procedures or require approval from the property or community manager.
Dubai law does not require every tenant to pay an entire year of rent in one advance payment.
The payment schedule is normally determined by agreement between the landlord and tenant and recorded in the tenancy contract.
Article 12 of Law No. 26 of 2007 states that the tenant must pay rent on the dates mutually agreed by the parties. If no payment schedule was agreed or it cannot be established, rent is payable annually in four equal advance instalments.
The number of rental payments therefore depends primarily on the contractual agreement.
A landlord is legally permitted to collect a refundable security deposit.
However, Dubai tenancy law does not establish a universal rule requiring the deposit to equal exactly 5% of annual rent.
The amount should be clearly recorded in the contract, and the landlord must return the deposit or remaining balance when the tenancy ends, subject to legitimate deductions.
The rule that a landlord cannot increase rent during the first two years of a tenancy is no longer the applicable rule. The relevant provision of the original 2007 law was superseded by Law No. 33 of 2008.
For contract renewal, rent increases are determined using the official DLD Rental Index / Smart Rental Index and Decree No. 43 of 2013.
The maximum permitted increase is:
| Current rent compared with the average rental value | Maximum increase |
|---|---|
| Up to 10% below average | 0% |
| 11–20% below average | 5% |
| 21–30% below average | 10% |
| 31–40% below average | 15% |
| More than 40% below average | 20% |
Dubai Land Department introduced the Smart Rental Index in 2025. It uses a building-classification system that takes into account factors such as technical characteristics, maintenance, location, quality of finishes, services, facilities and parking.
The current calculation can be checked through the official Dubai Land Department Rental Index.
If either party wants to change the terms of the tenancy contract at renewal, including the rent, Article 14 of Law No. 33 of 2008 requires at least 90 days' notice before the contract expires, unless the parties have agreed otherwise.
A valid tenancy contract cannot normally be terminated unilaterally during its term except by mutual agreement or in circumstances permitted by law.
For certain breaches, a landlord may seek eviction before the end of the tenancy. Examples include failure to pay rent within 30 days after the required notice, unauthorised subletting, illegal use of the property or serious breach of contractual obligations.
At the end of a tenancy, the landlord may seek eviction for specific statutory reasons, including:
For these cases, the landlord must provide at least 12 months' notice, served through a Notary Public or by registered mail.
These rules are set out in Law No. 33 of 2008.
If a residential property is recovered for the landlord's own use or that of a first-degree relative, the landlord generally cannot rent it to another person for at least two years from repossession unless the Rental Disputes Center decides otherwise.
Landlord–tenant disputes fall under the jurisdiction of the Rental Disputes Center (RDC), subject to the exceptions established by law.
The RDC handles matters such as:
A current Ejari contract is among the principal documents requested when filing a rental dispute.
The RDC also offers an amicable-settlement procedure before litigation in appropriate cases.
Official services are available through the Rental Disputes Center.
After Ejari is issued, DEWA receives the relevant tenancy information electronically for properties covered by the integrated move-in process.
The tenant receives the account information, security-deposit details and payment link.
Current refundable security deposits are:
DEWA's current activation charges for standard small residential meters are:
Total activation fees: AED 155, excluding the refundable security deposit.
For large meters, the connection charge is AED 300, plus the applicable registration, Knowledge and Innovation fees.
Current requirements and charges are available through DEWA — Activation of Electricity/Water (Move-in).
Understanding tenancy rules before signing a lease helps both tenants and landlords avoid disputes over payments, rent increases, maintenance and contract renewal.
DDA Real Estate helps clients navigate Dubai's rental market, understand the terms of tenancy contracts and manage the practical steps involved in renting residential property.
Dubai Legislation — Law No. 26 of 2007 Regulating the Relationship between Landlords and Tenants
Core rules governing tenancy contracts and the rights and obligations of landlords and tenants.
Dubai Legislation — Law No. 33 of 2008 Amending Law No. 26 of 2007
Current rules on rent amendments, 90-day notices and eviction procedures.
Dubai Legislation — Decree No. 43 of 2013 Determining Rent Increase
Official maximum rent-increase percentages.
Dubai Land Department — Smart Rental Index
Building classification and updated rental-index methodology.
Dubai Land Department — Rental Index
Official tool for calculating permitted rent increases and average rental values.
Dubai Land Department — Register / Renew Tenancy Contract
Current Ejari registration procedure, documents and fees.
Dubai Land Department — Frequently Asked Questions
Official guidance on Ejari registration, Emirates ID requirements, contract duration and registration responsibility.
Dubai Land Department — Occupants Registration
Official procedure for registering co-occupants.
Rental Disputes Center — All Services
Official dispute, settlement, litigation and enforcement services.
Dubai Legislation — Decree No. 26 of 2013 Concerning the Rental Disputes Settlement Centre
Jurisdiction and functions of the Rental Disputes Center.
DEWA — Activation of Electricity/Water
Current utility activation process, refundable deposits and activation fees.
