Renting a home in Dubai can feel overwhelming—especially with all the rules, new technology, and evolving laws. But understanding your rights and obligations is crucial, whether you’re a tenant searching for a new apartment or a landlord managing property. This guide breaks down Dubai’s rental laws for 2025 in clear, practical terms, so you can feel confident and protected as you navigate the city’s dynamic real estate market.
A Smarter Way to Regulate Rent
Dubai has always led the way when it comes to property innovation. In 2025, the introduction of the AI-powered Smart Rental Index marks a game-changer. Unlike the old annual RERA calculator, this new system uses artificial intelligence to evaluate properties using over 60 criteria—think building quality, location, amenities, and more. Each property now receives a transparent 1–5 star rating, and rental valuations update in real time, not just once a year. This means more fairness, fewer disputes, and a system that works for both tenants and landlords.
EJARI Registration: The First Step in Any Rental Relationship
If there’s one rule you can’t skip, it’s EJARI registration—which literally means “my rent” in Arabic. This mandatory process officially records every rental contract in Dubai. The good news? Digitalization has made things much faster and easier. Using the Dubai REST app, you can now register your tenancy and get your EJARI certificate almost instantly.
What’s required? You’ll need your signed contract, Emirates IDs and passports, the property’s title deed, the DEWA number, and proof of your security deposit. While the law puts the onus on landlords, tenants often handle registration themselves. It costs about AED 175 online, or a bit more if you do it in person.
For companies, a few extra documents are required, but for most individuals, the process is straightforward. And thanks to the Smart Rental Index, your contract now reflects what’s really happening in the market.
Rent Increases: How Much Is Too Much?
Worried about sudden rent hikes? Dubai’s laws are clear and protective. Based on Decree No. 43 of 2013 and the new Smart Rental Index, any rent increase depends on how your current rent compares to the market average.
- If your rent is within 10% of the average, no increase is allowed.
- If it’s 11–20% below, the most it can go up is 5%.
- For rents 21–30% below market, 10% is the max.
- 31–40% below? 15%.
- More than 40% below? 20%.
But there are rules: Landlords must give you at least 90 days’ written notice before any increase at contract renewal—never in the middle of a lease. Plus, upgrades to the building (like better maintenance or new amenities) can allow for higher rates, giving everyone an incentive to keep properties in great shape.
Landlord and Tenant: Rights and Responsibilities
A good rental relationship is built on trust and clear rules. Here’s what each side should expect:
Landlords have the right to:
- Receive rent on time
- Raise rent, but only within legal boundaries
- Access their property for inspections (with notice)
- Collect a reasonable security deposit (up to 5% for unfurnished, 10% for furnished)
But they also must:
- Deliver the home in good, safe condition
- Handle major maintenance and repairs
- Respect your privacy
- Follow all safety laws
Tenants have the right to:
- Peaceful enjoyment of their home
- Renew their contract unless there are legal reasons not to
- Challenge unfair rent increases or eviction attempts
- Receive proper notice for any changes
Tenants are expected to:
- Pay rent on time
- Take care of the property
- Get written permission for modifications or subletting
- Comply with building regulations
Maintenance is split sensibly: landlords handle the big stuff, while tenants take care of everyday fixes.
Recent Legal Developments: Eviction Notice Enforcement and Bad Faith Protection
Protection Against Bad Faith Evictions
Dubai’s rental laws include strong safeguards to prevent landlords from abusing eviction rules—especially when they claim to need the property for their own use or for sale. Under Article 26 of the amended tenancy law, if a landlord evicts a tenant on the grounds of personal use (for themselves or a first-degree relative), they are legally barred from renting the property to anyone else for at least two years for residential properties (and three years for commercial). If a landlord breaks this rule and re-rents the property within the restricted period, the previous tenant can file a complaint with the Rental Dispute Settlement Centre (RDC) and claim fair compensation for the wrongful eviction. This system is designed to stop landlords from using personal use claims just to sidestep rent controls or replace tenants with higher-paying ones.
Evolution of Eviction Notice Validity Upon Property Transfer
Another big change came in 2024 regarding eviction notices when a property is sold. In the past, if a landlord sold a property after serving an eviction notice, the notice often became void, and the new owner would have to start the process over—meaning tenants sometimes got extra time by default. However, since 2024, the law states that a valid 12-month eviction notice remains enforceable even after the property is sold. The new owner inherits both the property and the eviction timeline, so tenants must vacate according to the original schedule. This creates more certainty for buyers and sellers, while still maintaining clear notice periods for tenants.
Eviction: When Can It Happen?
Dubai law strongly protects tenants from unfair eviction. During your contract, eviction is only allowed for serious breaches: not paying rent after 30 days’ notice, illegal activity, unauthorized subletting, or major property damage. In each case, you have a chance to fix the issue before any action is taken.
When your lease is ending, landlords can only evict you for four reasons:
- They or a close family member want to live there
- Major renovation (and you can’t stay during the work)
- Demolition for rebuilding
- The property is being sold
All of these require 12 months’ official notice—and if the landlord claims personal use but re-rents the unit within two years, tenants may claim compensation.
Eviction must always go through the Rental Dispute Settlement Centre. Landlords cannot change locks, disconnect power, or harass tenants into leaving. The law protects your right to due process.
Solving Problems: Where to Turn
Disagreements happen, but Dubai has a dedicated Rental Dispute Settlement Centre (RDC) to handle them efficiently. The RDC process starts with optional mediation and, if needed, moves to formal hearings. Fees are based on the rent amount (3.5% with a cap), and most cases are resolved within a few weeks.
With digital tools like the Smart Judge AI and online filing, the process is faster than ever. From rent payment problems to deposit disputes, tenants and landlords both have clear channels for fair resolution.
Security Deposits: Getting Yours Back
Security deposits offer peace of mind—but can also be a source of tension. In Dubai, deposits are usually 5–10% of annual rent, and landlords must provide a receipt. Deductions are allowed only for genuine property damage, not normal wear and tear.
When your lease ends, insist on a joint inspection and documented handover. If the landlord withholds your deposit unfairly, you can take the issue to the RDC. The system aims for fairness on both sides.
Subletting and Shared Living
Thinking of sharing your apartment? Be careful—subletting without the landlord’s written consent is strictly illegal, and can result in eviction and hefty fines (from AED 5,000 to AED 50,000). If subletting is allowed, all the usual rules—including EJARI registration—still apply.
Dubai also enforces strict occupancy rules, especially for bachelor and shared accommodations. Overcrowding can mean fines and even more severe penalties. These measures are designed to keep living standards high and ensure everyone’s safety.
The Future: Technology and Trust
Dubai’s new Smart Rental Index shows how technology can make the market better for everyone. Instant, building-specific valuations mean less room for confusion and more opportunity for fairness. According to DXB Interact, 368,000 rental contracts were registered for freehold properties in 2024—an 8% increase from the previous year—indicating strong growth in Dubai’s rental market.
But behind all the tech, the core goal remains the same: fairness, transparency, and protection for both tenants and landlords. Whether you’re renting your first apartment or managing several properties, Dubai’s evolving system is designed to help you find stability and peace of mind.