Tenant Rights in Dubai: RERA Rental Law Explained

Who regulates rentals in Dubai

Dubai's rental market is regulated by RERA (the Real Estate Regulatory Agency, part of the Dubai Land Department) under Law No. 26 of 2007 (as amended by Law No. 33 of 2008) governing the relationship between landlords and tenants.

Ejari: your tenancy contract must be registered

Every residential and commercial tenancy contract in Dubai must be registered with Ejari, RERA's official rental contract registration system. Ejari registration is what makes a tenancy legally recognised — it's required to set up DEWA (utilities), apply for some visas, and to rely on your tenancy terms in a rental dispute. Landlords and agents typically handle Ejari registration at the time of signing; as a tenant, always ask for your Ejari certificate and keep a copy.

Rent increases are capped by the RERA rental index

A landlord cannot raise the rent by an arbitrary amount. Increases are benchmarked against DLD's RERA Rental Index, which compares your current rent to the average market rent for similar properties in the same area. In broad terms, the further below the index average your current rent sits, the larger an increase is permitted (on a sliding scale), and if your rent is already at or above the index average, no increase is permitted at renewal. The exact percentage bands are published and periodically updated by RERA — check the current rental index calculator on DLD's website before agreeing to any increase.

A landlord must also give the tenant written notice of a rent increase at least 90 days before the contract's expiry — an increase without proper notice is not enforceable for that renewal.

Can a landlord evict you?

A landlord cannot simply ask a tenant to leave at will while a contract is active, and even at renewal, eviction is only permitted on specific legal grounds, which generally include:

• The landlord intends to sell the property.
• The landlord or a first-degree relative intends to move in personally.
• The property requires renovation or demolition that requires it to be vacant.
• The tenant has materially breached the contract (e.g. non-payment of rent, subletting without consent, or using the property for an unauthorised purpose).

For the first three grounds, the law requires the landlord to give at least 12 months' written notice, delivered through a notary public or by registered mail — not a verbal request or a casual message. Eviction for tenant breach follows a different, shorter process and may be pursued through the Rental Dispute Settlement Centre (RDSC).

Security deposits

Landlords commonly require a security deposit — typically around 5% of the annual rent for an unfurnished unit, often higher for a furnished one, though the exact amount is a matter of negotiation rather than a fixed legal percentage. The deposit is refundable at the end of the tenancy, net of any damage beyond normal wear and tear.

Maintenance responsibilities

Unless the contract states otherwise, the landlord is generally responsible for major maintenance (structural issues, major appliances, AC systems), while the tenant is responsible for day-to-day upkeep. Always check your specific contract, since parties can agree different terms.

What to do if there's a dispute

Rental disputes in Dubai — unpaid rent, disputed increases, eviction disagreements — are handled by the Rental Dispute Settlement Centre (RDSC), a dedicated tribunal under DLD, rather than the regular civil courts.

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This guide summarises the general framework under Dubai's rental law and RERA's published guidance. Specific percentages (like current rental index bands) are updated by RERA periodically — always check the live RERA rental index calculator and current law text before acting on a specific number.

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