Key Takeaways
- All tenancy contracts must be registered through Ejari to be legally valid in Dubai.
- Tenants have the right to a refund of the security deposit, protection against unfair eviction, and regulated rent increases.
- Landlords must maintain the property and cannot access it without tenant permission.
- Rent disputes are resolved through the Rent Disputes Centre (RDC).
- Always review key clauses such as early termination, maintenance, and notice periods before signing.
Signing a tenancy contract in Dubai is more than a formality—it’s a legal commitment. Understanding your rights and obligations before signing is critical to avoid disputes and ensure peace of mind throughout your lease.
Whether you're a new resident or a long-time tenant, this guide by fäm Properties explains everything you need to know about tenancy contracts and tenant rights in Dubai.
What Is a Tenancy Contract in Dubai?
A tenancy contract is a legally binding agreement between a landlord and tenant. It defines the terms of property rental, including the duration, rent amount, and responsibilities of both parties.
All tenancy agreements in Dubai must be registered through Ejari, the Real Estate Regulatory Agency’s (RERA) online registration system. Without Ejari registration, the contract isn’t legally recognized, and tenants have limited protection.
A Valid Contract Must Include:
- Full names and contact details of landlord and tenant
- Property details: address, building name, size, DEWA number
- Rental amount, payment schedule, and contract duration
- Security deposit and terms for its return
- Maintenance responsibilities and termination conditions
Tenant Rights in Dubai
Dubai’s rental laws are outlined in Law No. 26 of 2007 and its amendment, Law No. 33 of 2008. They protect both landlords and tenants by clearly defining each party's obligations.
- Security Deposit Protection (Article 20)
Tenants must pay a refundable security deposit. If the landlord unfairly withholds this at the end of the lease, the tenant can file a claim with the Rent Disputes Centre (RDC).
- Property Condition (Article 19 & 21)
Tenants must return the property in the same condition as when leased, excluding normal wear and tear. Any alterations require written landlord approval and may need government permits.
- Government Fees (Article 22)
Unless stated otherwise in the contract, tenants must pay applicable charges like DEWA, chiller, or municipality fees.
- Leasehold Improvements (Article 23)
Permanent fixtures or improvements made by the tenant generally stay with the property unless agreed otherwise.
- Eviction Protections (Article 25 & 26)
A landlord can only evict a tenant during the lease term for legal reasons such as non-payment, subletting without permission, or illegal activity. In all cases, 90 days written notice is required before eviction at contract end.
Landlord Rights in Dubai
While tenants have strong legal protection, landlords also have rights to ensure the property is maintained and contractual terms are followed.
- Property Handover (Article 15)
The landlord must hand over the property in a livable and usable condition, unless otherwise agreed in writing.
- Maintenance Responsibility (Article 16)
Landlords are responsible for major repairs and structural maintenance unless the contract states otherwise.
- Limiting Property Access (Article 17)
Landlords cannot make changes to the property that restrict tenant use unless the tenant agrees in writing.
Can You End the Contract Early?
Dubai law doesn’t guarantee tenants the right to break a lease early. Unless the contract includes an early termination clause, the tenant may face penalties.
Early Termination Tips:
- Always negotiate and add an early exit clause
- Typical notice period: 60 days
- Penalty: usually 1–2 months’ rent
What About Rent Increases?
Landlords can only increase rent in accordance with the RERA Rental Index and must provide 90 days’ written notice.
Allowed Rent Increase (Based on Deviation from Market Avg):
- 0% if current rent is within 10% of market average
- 5% if rent is 11–20% below
- 10% if rent is 21–30% below
- 15% if rent is 31–40% below
- 20% if rent is over 40% below
Use the RERA Rent Calculator to verify any increase.
Key Clauses to Review Before Signing
- Addendums & Custom Terms
Common additions include chiller charges, maintenance coverage, and subletting rules. These should be attached to the Ejari contract.
- Notice Periods
The landlord must notify tenants of contract changes or eviction 90 days in advance unless otherwise stated.
- Property Access & Viewings
The landlord can only access the property with the tenant's permission, and must provide 24 hours' notice for viewings.
- Automatic Renewals
If the tenant remains in the unit after the lease ends without signing a new contract, the lease renews automatically for the same term or one year (whichever is shorter).
What If There’s No Contract?
Without a signed and registered Ejari contract:
- Tenants and landlords have no legal protection under RERA
- Disputes cannot be heard by the RDC
- The arrangement is not enforceable in court
Never rent without a formal contract.
Rent Disputes: How to File a Complaint
If you experience:
- Unfair rent increases
- Withheld deposits
- Illegal eviction
- Maintenance neglect
You can file a case with the Rent Disputes Centre (RDC), established under Decree No. 26 of 2013.
Frequently Asked Questions
Can my landlord increase the rent anytime?
No. Rent can only be increased upon renewal, and with 90 days' notice, following RERA's rental index.
What if the landlord sells the property?
The tenant’s lease remains valid. New ownership does not invalidate a registered tenancy contract.
Can the landlord enter my apartment while I'm away?
No. Entry without tenant consent is not permitted unless it's stated in the contract.
Do I get special rights if I’ve lived in the property for years?
No. All tenants have equal rights under Dubai tenancy law, regardless of lease history.
Final Checklist Before You Sign
- Review all clauses and addendums
- Confirm Ejari registration
- Clarify rent increase rules and notice periods
- Check early termination terms
- Keep copies of all signed documents
Need Expert Help?
Whether you're moving in or renewing your lease, fäm Properties is here to make your rental journey safe, smooth, and fully compliant with Dubai’s laws.
➡ Contact us to speak with one of our leasing specialists or explore available rental properties today.
Disclaimer: This article is for informational purposes only and should not be considered legal advice. For official legal guidance, consult the Dubai Land Department or a certified legal advisor.
If you're considering renting out part of your space, don't miss our complete guide to sub-leasing in Dubai for important legal and practical insights.