Your core protections as a Dubai tenant
Every tenancy in Dubai must be registered on Ejari (the official DLD tenancy registration system) — an unregistered tenancy is far harder to enforce at the Rental Dispute Centre if a conflict arises. Insist on Ejari registration before or immediately after signing; it typically costs AED 220 and takes minutes at a registered typing centre.
Rent increases — the RERA cap, explained
Your landlord cannot raise your rent by whatever they like at renewal. The increase is capped based on how far your current rent sits below the RERA Rental Index's assessed "fair market rent" for your building and unit type:
| Current rent vs market | Maximum allowed increase |
|---|---|
| Within 10% of market rent | 0% |
| 11 to 20% below market | 5% |
| 21 to 30% below market | 10% |
| 31 to 40% below market | 15% |
| More than 40% below market | 20% |
The landlord must also give 90 days' written notice before the renewal date if they intend to increase rent — verbal notice or a notice given late does not entitle them to apply the increase for that renewal cycle. Use the RERA rent increase calculator to check whether a proposed increase is legally valid before you agree to it.
Security deposits
Standard deposit is 5% of annual rent for unfurnished units, 10% for furnished. The deposit must be refunded within a reasonable period after move-out (commonly interpreted as 30 days) minus any verifiable damage beyond normal wear and tear, and minus any unpaid bills (DEWA, chiller, service charges) outstanding at handover. Normal wear and tear (minor scuffs, faded paint from sunlight, worn carpet from years of use) cannot be deducted — only actual tenant-caused damage.
Eviction — what landlords can and cannot do
A landlord cannot evict a tenant simply because the fixed term has ended — Dubai tenancies renew automatically unless a party gives proper legal notice. Valid eviction reasons under the law include:
- Landlord wants to move into the property themselves or house a first-degree relative — requires 12 months' written notice via registered mail or notary.
- Landlord wants to sell the property — also requires 12 months' notice, and the sale itself does not automatically terminate the tenancy (the buyer inherits it).
- Major renovation or demolition requiring the property to be vacant — requires a permit from the relevant authority plus 12 months' notice.
- Tenant breach (non-payment after formal notice, subletting without permission, illegal use) — can move faster through the Rental Dispute Centre, but still requires a formal process, not a lockout.
Illegal, no-notice, or under-30-day evictions can be challenged directly at the Rental Dispute Centre, and tenants have historically succeeded in these cases when the landlord skipped the proper notice period.
What to check before signing
- Ejari-ready contract — the tenancy contract should match exactly what gets registered on Ejari; discrepancies (different rent, different unit number) cause problems later.
- Cheque structure — most Dubai leases run on 1 to 4 post-dated cheques per year; more cheques generally means slightly higher total rent but better cash-flow flexibility for you.
- Maintenance responsibility clause — clarify who pays for AC servicing, minor repairs, and appliance breakdowns; this varies by landlord and should be explicit in the contract, not assumed.
- Early termination clause — if you might need to break the lease, check the penalty (commonly one to two months' rent) before signing, not after you need to leave.
If you have a dispute
The Rental Dispute Centre (RDC), part of Dubai Courts, handles tenant-landlord disputes — deposit non-return, illegal eviction, illegal rent increases, and maintenance failures. Filing costs a percentage of the claim value (typically around 3.5%, with a minimum fee) and cases are generally resolved faster than standard civil court, often within weeks for straightforward claims.
Frequently asked
It depends on how far your current rent sits below the RERA Rental Index's market rate: 0% if within 10% of market, up to 20% if more than 40% below market. Your landlord must also give you 90 days' written notice before the renewal date — a late or verbal notice cannot be enforced for that cycle.
Your landlord must refund your deposit (typically within about 30 days of move-out) minus any verifiable tenant-caused damage and unpaid bills. Normal wear and tear cannot be deducted. If your landlord withholds the deposit unreasonably, you can file a claim at the Rental Dispute Centre.
No. Dubai tenancies renew automatically unless the landlord has a legally valid reason (personal use, sale, major renovation, or tenant breach) and gives proper written notice — 12 months for personal-use or sale evictions. An eviction without proper notice can be challenged at the Rental Dispute Centre.
Ejari is Dubai's official government system for registering tenancy contracts. It's essentially mandatory in practice — you need it for DEWA connection, visa-related paperwork, and to enforce your tenancy rights at the Rental Dispute Centre. Registration costs around AED 220 and takes minutes at a typing centre.
Standard is 5% of the annual rent for an unfurnished unit, or 10% for a furnished unit. This is separate from your rent cheques and is refundable at the end of the tenancy, less any verified damage or unpaid bills.
Muhammad Adnan founded Al Amman Properties in 2012 after a decade in Dubai's brokerage and property-management space. Under his leadership, Al Amman has closed 500+ sales transactions and built a 2,000-unit management bo…