Dubai Tenancy Law: The Complete Guide
This is the definitive orientation to renting in Dubai. It gathers the laws and decrees that are actually in force, explains the mechanisms that matter most — rent increases, the two notice periods, maintenance and eviction — and points you to the right article and the right next step. Every figure and rule here is drawn from the official record.
- The laws and decrees in force in 2026 — sourced, with nothing invented
- The 90-day notice changes terms; the 12-month notice ends the tenancy on expiry
- Rent increases follow the Decree 43 of 2013 brackets and the Smart Rental Index
- One place to reach all 37 articles and the Rental Disputes Centre
- Dubai-based, UAE-wide service
- Arabic & English
- Clear guidance on every document
- Direct request, no middlemen
What is Dubai tenancy law?
Dubai tenancy law is the set of rules that governs every residential and commercial rental in the emirate — how a lease is made and registered, how much the rent can rise, how and when either side can end the relationship, and where a dispute is decided.
The backbone of the framework is Law No. 26 of 2007, as amended by Law No. 33 of 2008. Two decrees complete it: Decree No. 43 of 2013 fixes how far the rent may rise at renewal, and Decree No. 26 of 2013 created the Rental Disputes Settlement Centre, the specialised judicial body for landlord and tenant cases. Law No. 6 of 2019 later widened the Centre jurisdiction to include certain jointly-owned-property matters. As of 2026 no newer primary law has replaced or rewritten this framework.
This page is your map to that framework. It defines the mechanisms most people actually deal with — a rent increase, a renewal, a notice, a repair, an eviction, a dispute — and then routes you to the exact article and the exact next step. It does not repeat the article pages; it orients you so you land on the right one quickly.
One habit protects both sides more than any argument: work from the governing text, not from what a neighbour or an agent says the rule is. Percentages, notice periods and grounds are precise, and the outcome of most disputes turns on whether a party followed the exact wording and kept proof. Secondary websites often state the rent brackets or the eviction rules loosely; the figures on this page are taken from the official Dubai Legislation Portal and the Rental Disputes Centre, and every source is linked at the foot of the guide.
MANJAZ publishes this guide to explain the law in plain language. As a service provider, MANJAZ supports tenants and landlords with reviewing tenancy documents and notices, preparing applications, following procedures and certified legal translation — while the ruling in any dispute is issued by the Rental Disputes Settlement Centre, not by us.
The instruments that govern renting in Dubai
- Law No. 26 of 2007
- The primary statute for all residential and commercial tenancies in Dubai. It sets the written-contract and registration rule, rent and renewal, notices, maintenance, deposits, subletting, eviction grounds and enforcement.
- Law No. 33 of 2008
- The amendment that reshaped several articles of Law 26/2007 — most importantly the rent-fixing method, the 90-day notice to vary terms, the eviction regime (during the term and on expiry) and the re-letting restriction after a personal-use eviction.
- Decree No. 43 of 2013
- Sets the maximum permitted rent increase at renewal as a stepped percentage tied to how far the current rent sits below the average market rent. It applies emirate-wide, including special development zones and free zones such as DIFC.
- Decree No. 26 of 2013
- Establishes the Rental Disputes Settlement Centre (RDC) as the specialised judicial body for rental disputes in Dubai, within Dubai Land Department. It replaced the former Rent Committee.
- Law No. 6 of 2019
- Widened the jurisdiction of the RDC to cover certain jointly-owned-property (owners association) disputes alongside its core landlord and tenant work.
- No amendment to the tenancy law itself (2024–2026)
- The Smart Rental Index launched by Dubai Land Department on 2 January 2025 is a valuation tool, not a new statute. It updates how the average market rent is calculated but did not change the Decree 43 percentage brackets. Law No. 4 of 2026 on shared housing, issued in 2026, regulates a separate subject — permits and management of shared accommodation — and operates alongside Law 26/2007 without amending it.
Who and what the law covers
The law covers residential and commercial tenancies of real property located in Dubai. Because Decree 43 of 2013 applies emirate-wide, the rent-increase rules reach special development zones and free zones, including DIFC. A tenancy must rest on a written contract signed by both parties that states the property, the purpose, the parties, the term, the rent and the payment method.
Registration is not a formality — Article 4 requires it. An unregistered tenancy still reaches the Centre, but it arrives without an agreed record of what was actually agreed, so the first protection either side can give itself is a properly registered, written contract. Everything that follows in this guide assumes that starting point.
The same law governs homes and shops, but the practical stakes differ. For a commercial tenant a business address, a trade licence and years of goodwill can ride on the lease, which is why the eviction grounds, the notice rules and the re-letting restriction are read closely in commercial cases. For a residential tenant the pressure points are usually the annual increase, the return of the deposit and the security of staying put on renewal. This guide addresses both, and flags where the answer changes with the type of property.
Core obligations: landlord and tenant
The landlord must
- Hand over the property in good condition, fit for the agreed use (Article 15).
- Carry out maintenance and repair defects that affect use, unless the parties agree otherwise (Article 16).
- Not make changes that prevent the tenant full use of the property (Article 17).
- Not disconnect utilities or otherwise disturb the tenant (Article 34).
- Return the balance of the security deposit on expiry after deducting genuine maintenance costs (Article 20).
- Give the correct notice before changing terms or seeking eviction on expiry (Articles 14 and 25).
The tenant must
- Pay the rent on the agreed dates (Article 19).
- Preserve the property and use it only for the agreed purpose (Articles 19 and 25).
- Not sublet or assign the lease without the landlord written consent (Article 24).
- Return the property in the condition it was received, ordinary wear and tear excepted (Article 21).
- Keep paying rent while an eviction case is running (Article 31).
- Register the tenancy through Ejari (Article 4).
How much the rent can rise at renewal
| Where the current rent sits below the average market rent | Maximum increase allowed at renewal |
|---|---|
| Up to 10% below the average | 0% — no increase permitted |
| 11% to 20% below the average | 5% maximum |
| 21% to 30% below the average | 10% maximum |
| 31% to 40% below the average | 15% maximum |
| More than 40% below the average | 20% maximum |
Where the average market rent comes from
The average market rent that selects your bracket comes from the official Rent Index. Since 2 January 2025, Dubai Land Department operates it as the Smart Rental Index, an AI-based tool that classifies buildings and reads area rents and contract data to compute the average. It updated the calculation, not the law: the Decree 43 percentage brackets above are unchanged.
A valid increase also needs the timing to be right: a landlord who wants to change the rent must serve the 90-day notice before renewal (Article 14). The index tells you the ceiling; the notice makes the change enforceable.
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90-day notice vs 12-month notice
The 90-day notice (Article 14)
- Purpose: to change the terms of the lease or the rent at renewal.
- Given by whichever party wants the change.
- Must reach the other party at least 90 days before expiry, unless they agree another period.
- It is not an eviction notice; the tenancy continues on renewal.
- The article does not fix a special channel — put it in writing and keep proof.
The 12-month notice (Article 25(2))
- Purpose: to evict the tenant on expiry, on one of four legal grounds.
- Grounds: owner or first-degree relative personal use; sale; demolition or reconstruction; comprehensive maintenance impossible while occupied.
- Must be served through a Notary Public or by registered mail.
- Must reach the tenant at least 12 months before the eviction date.
- After a personal-use eviction (owner or first-degree relative), re-letting is restricted (Article 26): 2 years residential / 3 years non-residential, or the tenant may claim fair compensation. The restriction does not apply to an eviction for sale.
How a case moves through the Rental Disputes Centre
Conciliation
A claim is first evaluated by the Amicable Settlement Department, which tries to reach a quick mediated solution before any hearing.
First Instance
If conciliation does not settle the matter, it goes to the First Instance Committees — formed of judges and members — which hear the case and issue a decision.
Appeal
The Appellate Committees hear appeals in accordance with the decree. Deadlines and which decisions are appealable are set by the Centre.
Execution
The Judgment Execution Department enforces the ruling, including eviction orders and financial claims, so a decision becomes a real outcome.
Common situations and what usually matters
The landlord asks for an increase above the cap
What is usually neededCheck the Smart Rental Index for your unit, confirm which Decree 43 bracket applies, and if the demand exceeds the cap you can reject it and, if needed, file at the RDC. Remember a valid increase still needs the 90-day notice.
You receive a 12-month eviction notice
What is usually neededConfirm it names one of the four Article 25(2) grounds and was served by notary or registered mail at least 12 months before the date. Keep paying rent, and you may challenge a notice that does not meet these conditions.
The landlord will not return your deposit
What is usually neededGather the tenancy contract, handover evidence and photos. The landlord may deduct genuine maintenance costs under Article 20, but a dispute over the remaining balance is decided by the RDC.
The landlord cuts the electricity to push you out
What is usually neededArticle 34 forbids self-help disconnection of utilities. You may report it and claim damages at the RDC, and you should not stop paying rent because of it.
The property is sold during your lease
What is usually neededThe sale does not end your tenancy. Under Article 28 the lease survives the change of ownership and binds the new owner for its remaining term.
The law in five article clusters
- The tenancy relationship — Articles 1 to 8
- Definitions and scope, the written contract and Ejari registration, the term of the lease, automatic renewal when the tenant stays on, and how sub-leases work.
- Rent and renewal — Articles 9 to 14
- Fixing a fair rent, who sets the rules for increases, what the rent includes, when it is due, changing terms at renewal and the 90-day notice.
- Handover, maintenance and obligations — Articles 15 to 24
- Delivering the property fit for use, who maintains it, tenant obligations, the security deposit, returning the property, and subletting with consent.
- Eviction and transfer of ownership — Articles 25 to 31
- Eviction during the term and on expiry, the re-letting restriction and compensation, the effect of a sale or a death, and paying rent during a case.
- Protection, disputes and enforcement — Articles 32 to 37
- Arbitration clauses and interim measures, protection from utility cuts, enforcing judgments, the implementing regulations and when the law took effect.
Common mistakes that lose cases
The mistakeTreating the 90-day notice and the 12-month notice as the same thing.
The fixThe 90-day notice only changes terms at renewal; ending the tenancy on expiry needs the 12-month notarised notice.
The mistakeAssuming any market rent justifies any increase.
The fixThe increase is capped by the Decree 43 bracket that matches how far the rent sits below the index average.
The mistakeRelying on a tenancy that was never registered on Ejari.
The fixRegister the contract through Ejari; Article 4 requires every lease to be registered with RERA.
The mistakeStopping rent payments once a dispute starts.
The fixRent keeps accruing during an eviction case (Article 31); non-payment can become its own ground.
The mistakeAccepting a verbal eviction demand as valid.
The fixOn-expiry eviction must be in writing, on one of four grounds, served by notary or registered mail 12 months ahead.
Explore the law article by article
Knowing the article is not the same as using it
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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Dubai tenancy law: frequently asked questions
It is a Dubai rule. Tenancy is regulated at emirate level, and the twelve-month notice comes from Law No. 26 of 2007 as amended by Law No. 33 of 2008, which governs rentals of property in the Emirate of Dubai. Other emirates have their own tenancy legislation, with their own notice periods and their own authorities, so a deadline that is correct for a Dubai flat should not be assumed for one elsewhere in the country. Everything on this page is written for Dubai — and within Dubai, the DIFC operates its own separate property regime.
Dubai tenancy is governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008, together with Decree No. 43 of 2013 on rent increases and Decree No. 26 of 2013 establishing the Rental Disputes Settlement Centre. Law No. 6 of 2019 later widened the Centre jurisdiction, and as of 2026 no newer primary law has replaced them.
The maximum increase is set by Decree No. 43 of 2013 and depends on how far your current rent sits below the average market rent in the official index. Up to 10% below means no increase; then the caps rise to 5%, 10%, 15% and up to 20% when the rent is more than 40% below the average.
The 90-day notice under Article 14 is used to change the terms or the rent at renewal, while the 12-month notice under Article 25(2) is used to evict a tenant on expiry for one of four legal grounds. They serve different purposes, and one cannot stand in for the other.
Yes, but only on expiry and with a 12-month notice served through a Notary Public or by registered mail under Article 25(2). If the eviction is for personal use (the owner or a first-degree relative), Article 26 restricts re-letting for two years (residential) or three years (non-residential), or you may claim fair compensation; the restriction does not apply to an eviction for sale.
Yes. Filing or facing an eviction case does not exempt you from rent; Article 31 requires the tenant to keep paying until a final award is issued and executed. Stopping payment can create a fresh ground against you.
Rental disputes in Dubai are filed at the Rental Disputes Settlement Centre (RDC), part of Dubai Land Department, which has exclusive jurisdiction over landlord and tenant disputes. A claim first goes to conciliation and then, if unresolved, to the First Instance Committees.
Yes. Under Article 28 a change of ownership does not end the tenancy; the existing lease survives the sale and binds the new owner for its remaining term.
MANJAZ helps you understand your position and prepares your file: reviewing the tenancy and notices, organising evidence, preparing the RDC application, following the procedure and providing certified legal translation of documents. The ruling itself is issued by the Rental Disputes Settlement Centre.
Law 26/2007 applies to property leased within the Emirate of Dubai, but some financial free zones operate their own leasing and dispute framework — DIFC, for example, has its own leasing law and courts. Whether the RDC or a free-zone authority hears a dispute can depend on where the property sits and the contract terms, so this should be checked against the applicable free-zone rules for your specific unit.
No. A rent increase can only take effect at renewal, and only after a valid 90-day notice served before expiry — never mid-term. A mid-contract demand for more rent, or a threat to disconnect utilities to force it, generally has no legal basis and may itself be challenged at the RDC, depending on the facts.
Official sources
- Dubai Legislation Portal — Law No. 26 of 2007 — original text; Arts 2, 3, 4, 9, 13, 14, 15, 25, 26, 29, 36 amended by Law 33/2008
- Dubai Legislation Portal — Law No. 33 of 2008 (amending Law 26/2007)
- Dubai Legislation Portal — Decree No. 43 of 2013 (rent increases)
- Dubai Legislation Portal — Decree No. 26 of 2013 (the RDC)
- Rental Disputes Centre — About the RDC
- Dubai Land Department — Smart Rental Index 2025
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.
Have a rental dispute in Dubai?
Send your case details and the documents you have — tenancy contract, Ejari, notices, correspondence — and MANJAZ will help you identify the right service and step.