Understanding UAE Rental Laws: A Complete Guide

Ejari Registration

All tenancy contracts in Dubai must be registered through the Ejari system administered by RERA / Dubai Land Department. Registration is mandatory and provides legal protection for both tenants and landlords. Without Ejari, tenants cannot activate DEWA services and cannot sponsor family members on a UAE residence visa (Ejari serves as the required proof of accommodation). In Sharjah, tenancy contracts are attested through the Sharjah Municipality's tenancy contract attestation service. (Note: "Tawtheeq" refers specifically to Abu Dhabi's separate tenancy registration system, not Sharjah's.)

Rent Increases and RERA Index

In Dubai, rent increases are governed by Decree No. 43 of 2013, applied through the RERA Rental Index Calculator. The permitted increase depends on how far the current contract rent sits below the Index average for a comparable property:

• Up to 10% below the Index: no increase permitted
• 11-20% below: up to 5% increase
• 21-30% below: up to 10% increase
• 31-40% below: up to 15% increase
• More than 40% below: up to 20% increase

Any increase must be notified to the tenant at least 90 days before renewal. These rules apply to renewals only - new contracts can be agreed at any mutually accepted rent.

Eviction Rules

Landlords cannot evict tenants arbitrarily. Under Law No. 26 of 2007 (as amended by Law No. 33 of 2008), valid grounds for eviction in Dubai include:

• Owner needs the property for personal use by the landlord or first-degree relative (12-month written notice required, served via notary public or registered mail; the landlord must not own another suitable property in Dubai)
• Major renovation or demolition (with approval from the relevant authority)
• Sale of the property (12-month written notice required, served via notary public or registered mail)
• Non-payment of rent (landlord must serve a written notice via notary or registered mail; if the tenant fails to pay within 30 days from the date of service of the notice, eviction can be filed at the Rental Dispute Settlement Centre)
• Subletting without permission
• Using the property for illegal purposes

Security Deposits

Standard security deposits in the UAE are 5% of annual rent for unfurnished properties and 10% for furnished. The deposit must be returned at the end of the tenancy minus any legitimate deductions for damages beyond normal wear and tear.

Tenant Rights

• Right to a habitable property with all utilities functional
• Protection from unlawful eviction
• Right to renew the lease unless valid grounds exist for non-renewal
• Right to file complaints with the Rental Dispute Settlement Centre (RDSC)
• Right to receive proper notice periods for any changes

Landlord Rights

• Right to collect rent on time as per the agreed schedule
• Right to increase rent per RERA guidelines
• Right to inspect the property with reasonable notice
• Right to claim compensation for property damage
• Right to evict for valid legal reasons with proper notice