The 90-Day Notice to Change Tenancy Terms in Dubai
In Dubai, a landlord or a tenant who wants to change the rent or any other term of the contract when it renews cannot spring the change at the last minute. Article 14 of the tenancy law requires the party seeking the change to notify the other at least ninety days before the contract expires, unless they agree a different period. This is a notice to vary the deal for the coming year — it is not, and can never be, a notice to evict. This page explains what the 90-day notice can and cannot do, how the rent ceiling still applies, what happens when no notice is served, and how it differs from the 12-month eviction notice.
- A notice to vary terms or rent at renewal under Article 14 — not an eviction
- It must reach the other party at least 90 days before expiry, unless both agree otherwise
- Either side can serve it — landlord or tenant
- Any rent rise still stays within the Decree 43/2013 ceiling; disputes go to the RDC
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What the 90-day notice actually is
The 90-day notice under Article 14 is the written notice one party must give the other, at least ninety days before a tenancy expires, when it wants to change the rent or any other term of the contract for the renewed year — it is not an eviction notice.
The relationship between landlords and tenants in Dubai is governed by Law No. 26 of 2007 as amended by Law No. 33 of 2008. Under that law a tenancy usually renews automatically on the same terms when the tenant stays on and keeps paying. If either side wants the renewed contract to look different — a higher or lower rent, a changed payment schedule, a new clause — the law does not let that change happen silently. Article 14 makes the change conditional on giving the other party fair warning: at least ninety days before the current contract expires.
Two features define this notice. First, it is about the terms of the deal, not about ending the tenancy: it proposes how the next year should run, while the relationship continues. Second, it is available to both sides. A landlord uses it to propose a rent increase within the legal ceiling; a tenant can use it just as validly to ask for a rent reduction or to change a term that no longer suits them. Because it belongs to the renewal conversation, it is read together with Article 13, which is the article that actually allows the terms to be revisited at renewal.
The most common and most costly confusion is to treat this notice as if it removed the tenant. It does not. A 90-day notice cannot end a tenancy, cannot force anyone out of a property, and cannot by itself impose a term the other side rejects. Eviction on expiry is a wholly separate instrument — the 12-month notice under Article 25(2) — with different grounds, a much longer period and a stricter method of service. Keeping the two apart is the single most useful thing a landlord or tenant can learn from this page.
What Articles 13 and 14 actually say
Article 13 sets the principle: when a tenancy comes up for renewal, the landlord and the tenant may agree to amend any of its terms, and either party may reconsider the rent — asking to increase it or to reduce it. It is a door to renegotiation, opened only at renewal, and it works by agreement. Nothing in Article 13 lets one party dictate a new term to the other; it lets them propose one.
Article 14 adds the timing. Where either party wishes to amend a term of the contract under Article 13, it must notify the other party no less than ninety days before the date the contract expires, unless the two agree on a different arrangement. Notice, importantly, that Article 14 fixes only the ninety-day minimum. Unlike the eviction notice in Article 25, it does not require service through a Notary Public or by registered mail — the requirement is that the notice be given, in writing, in good time. In practice, a channel that leaves a clear record is still far wiser than an informal message.
What the 90-day notice can and cannot do
- It can propose a change to the rent
- The notice can put a new rent on the table for the renewed term — an increase within the legal ceiling if it comes from the landlord, or a reduction if it comes from the tenant. It proposes the figure; it does not fix it by force.
- It can propose other term changes
- Beyond the rent, it can propose amending other terms allowed under Article 13 — for example the number of rent cheques or the payment schedule — for the coming term, again by agreement rather than by imposition.
- It cannot evict the tenant
- The notice does not end the tenancy and does not require the tenant to leave. Eviction on expiry needs a separate 12-month notice under Article 25(2) on one of four defined grounds — a completely different instrument.
- It cannot change terms mid-term
- The notice only reaches into the renewed term. It cannot alter the rent or the terms of a contract that is still running; a live contract keeps its agreed terms until it expires.
- It cannot force the other side to accept
- A valid notice opens the change; it does not conclude it. If the parties cannot agree — most often on the rent — the Rental Disputes Centre decides, applying the legal ceiling and the criteria in the law.
The crucial distinction: 90-day notice vs 12-month notice
The 90-day notice (Article 14)
- Purpose: to vary the terms of the contract, or the rent, at renewal
- Timing: reaches the other party at least 90 days before expiry, unless they agree otherwise
- Given by either party — landlord or tenant
- Service: no notary or registered-mail channel is fixed in the article; made in writing
- It does NOT evict the tenant and does not end the tenancy
The 12-month notice (Article 25(2))
- Purpose: to evict the tenant on expiry on one of four defined grounds
- Timing: at least 12 months before the date set for eviction
- Given by the owner, and must state the specific reason
- Service: mandatory through a Notary Public or by registered mail
- It is the instrument that recovers the property at the end of the term
When the notice proposes a rent rise: the Decree 43/2013 ceiling
| How far the current rent sits below the average market rent | Maximum increase permitted at renewal |
|---|---|
| Up to 10% below the average market rent | No increase permitted (0%) |
| 11% to 20% below the average market rent | Up to 5% |
| 21% to 30% below the average market rent | Up to 10% |
| 31% to 40% below the average market rent | Up to 15% |
| More than 40% below the average market rent | Up to 20% |
The notice is the vehicle — the ceiling still governs the amount
Serving a 90-day notice does not, by itself, decide how much the rent may rise. The size of any increase is capped by Decree No. 43 of 2013, which ties the maximum to how far the current rent sits below the average market rent for similar units. That average is drawn from the Rent Index of the Emirate of Dubai — operated since 2 January 2025 as the Dubai Land Department Smart Rental Index, an AI-based valuation tool that upgraded the index but did not change the percentage brackets above. So the notice is the vehicle that opens the change on time; the Decree sets the ceiling on the figure; and if the parties still disagree, the Rental Disputes Centre fixes the rent using the criteria in the law.
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How the renewal notice works, step by step
Decide what you want to change
The party seeking a change — landlord or tenant — settles on what it wants for the renewed term: a rent adjustment within the ceiling, or another term allowed under Article 13.
Serve the notice at least 90 days out
A written notice reaches the other party no less than ninety days before the contract expires, unless the two have agreed a different period. Keeping proof of delivery is wise even though a notary is not required.
Check the rent against the index
If the change is a rent rise, both sides can check the Smart Rental Index to see the average market rent and the bracket that caps the increase under Decree 43/2013.
Negotiate and, ideally, agree
Because Article 13 works by agreement, the parties discuss the proposal. If they agree, the renewed contract reflects the new terms and is registered on Ejari.
If no agreement, file at the RDC
Where the parties cannot agree — most often on the rent — either may bring the matter to the Rental Disputes Centre, which evaluates it for amicable settlement first.
The Centre decides the disputed rent
If settlement fails, a First Instance Committee fixes the rent using RERA criteria and comparable rents, within the Decree 43/2013 ceiling, with a route of appeal in accordance with the decree.
What happens when no 90-day notice is served
Because Article 14 makes the ninety-day notice a condition for changing a term under Article 13, a party that does not serve it in time cannot impose the new rent or new term on the coming renewal. In practice this means the contract renews on its existing terms for the next period: the rent stays the same, the clauses stay the same, and the change simply waits for a future renewal, properly noticed. A landlord who tells a tenant only a few weeks before expiry that the rent will rise has not met the timing the law requires for that increase to bind the renewed term.
The same logic protects a landlord against a last-minute demand from a tenant, and protects a tenant against a surprise increase. It is also why the notice deserves care rather than a casual message: a clearly worded notice, delivered in a way that leaves a record and dated comfortably more than ninety days before expiry, is what makes the proposed change enforceable if the other side later disputes the timing. If the parties disagree only about whether the notice was valid or timely, that question — like the amount itself — is ultimately for the Rental Disputes Centre.
What a solid 90-day notice contains
- A clear statement that the change is for the renewed term, citing Articles 13 and 14
- The specific change proposed — the new rent, or the term being amended
- Delivery so the notice reaches the other party at least 90 days before expiry
- A channel that leaves a dated record of delivery, even though a notary is not required
- For a rent rise, a check of the Smart Rental Index bracket that caps the increase
- The tenant and property identified to match the Ejari contract
Common mistakes on both sides
The mistakeTreating a 90-day notice as if it evicted the tenant.
The fixIt only varies terms or rent at renewal under Article 14; eviction on expiry needs the separate 12-month notice under Article 25(2).
The mistakeAnnouncing a rent rise only a few weeks before expiry.
The fixArticle 14 requires at least ninety days' notice; a late notice does not bind the renewed term, which then continues on its existing rent.
The mistakeAssuming any rent increase is allowed once a notice is served.
The fixDecree 43/2013 caps the increase by how far the rent sits below the market average; if the current rent is close to the average, no increase is permitted.
The mistakeBelieving the notice imposes the change automatically.
The fixArticle 13 works by agreement; a valid notice opens the change, and if the parties disagree the Rental Disputes Centre decides.
The mistakeThinking only the landlord can serve this notice.
The fixArticle 14 lets either party give it; a tenant can use the same 90-day notice to seek a rent reduction or a change of terms at renewal.
How this plays out in practice
A landlord wants to raise the rent when the lease renews in four months.
What is usually neededA written 90-day notice served now, comfortably before the ninety-day mark, proposing the new rent — checked against the Smart Rental Index so the figure stays within the bracket that Decree 43/2013 allows.
A tenant thinks the rent is above the market and wants it reduced.
What is usually neededThe tenant can serve their own 90-day notice under Article 14 asking to reduce the rent at renewal, supported by the index figures; if the landlord refuses, the Rental Disputes Centre can be asked to fix the fair rent.
A tenant receives a message about a higher rent only twenty days before expiry.
What is usually neededCheck the timing: because the notice came far short of ninety days, it does not bind the renewed term, which continues on the existing rent unless the tenant agrees to the change.
A landlord confuses this notice with an eviction and tells the tenant to leave.
What is usually neededA 90-day notice cannot end a tenancy. To recover the property on expiry the landlord would need a valid 12-month notice under Article 25(2), on one of the four grounds, served by notary or registered mail.
Where MANJAZ fits in
MANJAZ is a publisher and service provider, not a court and not a law firm, and it never guarantees a particular result. What we do is practical: review a 90-day notice and the tenancy file against the Article 13 and 14 requirements, check a proposed rent change against the Decree 43/2013 ceiling and the Smart Rental Index, help draft or respond to a notice so its wording and timing are sound, and organise the documents a party needs. Where the file must move between Arabic and other languages, we arrange certified and legal translation, and we can follow up procedures at the Rental Disputes Centre.
Whether you are a landlord planning a renewal increase or a tenant who has received a notice and is unsure whether it was valid or on time, the value is in getting the details right early: the correct article, the correct timing, a figure that respects the ceiling, and a clean record of what was sent. Small errors at the notice stage are what most often decide the outcome later, and they are the easiest to avoid.
The 90 days run from service, not from the date on the letter
What we prepare
Tenancy contracts and addenda, legal notices for notarisation and service, statements of claim and their annexes, evidence bundles, payment and cheque records, and judgment and execution papers.
Arabic is not optional
Proceedings before the Centre are in Arabic. A contract, notice or receipt in any other language is filed with a legally recognised Arabic translation — which is the work MANJAZ is accredited to do.
Free review, free quote
Reviewing your file and quoting for the work are both free. The Centre charges a registration fee of 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000 — that fee is paid to the Centre, not to MANJAZ. Our own quote is given once we have seen the file.
The language your documents are in
Arabic and English are the core pair, with 21 documented languages in all — so a tenancy contract, notice or receipt in any of them can be put into the Arabic the Centre requires.
Handled remotely
Documents are sent, reviewed and returned electronically — there is no counter to attend and no appointment to keep for the preparation and translation work. Where a step genuinely requires you in person, such as a notary attendance, we say so and tell you what to bring.
Before you file
Most rental cases are lost on the paperwork, not the merits — a notice served the wrong way, a contract that was never registered in Ejari, a deadline that had already run. We check those first, because they cannot be fixed afterwards.
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Reviewing your file and telling you what it needs costs nothing and commits you to nothing. MANJAZ Corporate & Translation Services L.L.C. — a Dubai practice that prepares documents and provides legal translation under UAE Ministry of Justice accreditation. On Dubai rental disputes we also give legal consultation, act for you, and represent you before the Rental Disputes Centre committees. MANJAZ is not a court and not a government body, and never guarantees an outcome.
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Questions and answers
It is the written notice, under Article 14 of the tenancy law, that a party must give to change the rent or another term of the contract when it renews. It must reach the other party at least ninety days before the contract expires, unless the two agree otherwise. It is not an eviction notice.
No. The 90-day notice under Article 14 only varies the terms of the contract or the rent at renewal; it cannot end a tenancy or require anyone to leave. Eviction on expiry needs a separate 12-month notice under Article 25(2), on one of four defined grounds.
Yes. Article 14 lets either party give the notice. A tenant can use it to ask for a rent reduction at renewal or to change another term, giving the landlord at least ninety days' notice before the contract expires.
Article 14 does not require a notary or registered mail for the 90-day notice; that strict channel belongs to the 12-month eviction notice under Article 25. Even so, using a method that leaves a clear, dated record of delivery is wise in case the timing is later disputed.
Without a valid, timely notice, the change cannot bind the coming renewal, so the contract renews on its existing terms. A late or missing notice means the rent and the other terms stay as they are until a future renewal is properly noticed.
No. Any increase is still capped by Decree No. 43 of 2013, which links the maximum to how far the current rent sits below the average market rent in the Rent Index. If the rent is up to 10% below the average, no increase is permitted; the steps rise to a maximum of 20% for rents more than 40% below the average.
If the parties cannot agree after a valid notice, either can bring the matter to the Rental Disputes Centre. The Centre first tries an amicable settlement; if that fails, a committee fixes the rent using RERA criteria and comparable rents, within the Decree 43/2013 ceiling.
Official sources
- Dubai Legislation — Law No. 26 of 2007 (landlord & tenant) — original text; Arts 2, 3, 4, 9, 13, 14, 15, 25, 26, 29, 36 amended by Law 33/2008
- Dubai Legislation — Law No. 33 of 2008 amending Law 26/2007
- Dubai Legislation — Decree No. 43 of 2013 (rent increase)
- Dubai Land Department — Smart Rental Index announcement
- Rental Disputes Centre — About the Centre
This content is for general information and awareness. It is based on the legislation and official sources available at the time of the last review, and procedures may differ according to the facts of each case and updates issued by the competent authorities. It is not legal advice, and MANJAZ is the publisher of this explanation, not the authority that issued the legislation.
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