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Rental Disputes
Dubai Rental Law — Essential Knowledge for Landlords and Tenants
Dubai rental law is Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai, as amended by Law No. (33) of 2008, and it remains the tenancy law in force in 2026. It sets out when rent may be increased, when a tenant may be evicted, and how much notice is required in each case. On 8 March 2026, a new explanatory memorandum was published on tenant rights when a landlord cuts services or interferes with the tenant.
The rental sector in Dubai is not just a property market; it is a precise legal system that grants rights and imposes obligations on both sides. Whether you are a landlord planning a rent increase, a tenant facing an eviction notice, or a party to a rental dispute, knowing exactly what the law says is the first step to protecting your rights.
Legally reviewed by: Awadh Almheiri, Advocate, registered with the Legal Affairs Department of the Government of Dubai under No. (557)
Dubai Rental Law: The Legal Framework
Dubai Law No. (26) of 2007 and its amendment by Law No. (33) of 2008
Tenancy relationships in the Emirate of Dubai are governed by an integrated legislative framework built on three main sources: Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants, its amendments under Law No. (33) of 2008, and Decree No. (26) of 2013 establishing the Rental Disputes Settlement Centre. For the full picture of how these disputes unfold, see Rental Disputes in the UAE.
The law applies to leased residential, commercial and professional properties, except accommodation that employers provide to their workers free of charge (Article 3). Shared housing has its own law, explained in Shared Housing Regulation in Dubai 2026.
A transfer of ownership to a new owner does not affect the tenant’s right to continue occupying the property under the lease signed with the previous owner, provided the contract bears a fixed date (Article 28).
Tenancy Contracts in Dubai and Ejari Registration
A tenancy cannot rest on a verbal agreement. Article (4) requires the tenancy contract to include a clear description of the property, the purpose of the lease, its term, the rent and method of payment, and the owner’s name if the owner is not the landlord. The contract, and any amendment to it, must be registered with the Real Estate Regulatory Agency (RERA) through the Ejari system.
If the contract expires and the tenant stays in the property without objection from the landlord, the contract renews automatically for the same term or for one year, whichever is shorter, on the same terms (Article 6). Neither party may terminate the contract during its term by unilateral will (Article 7).
If the rent is not stated in the contract or cannot be proven, the rent is the market rent for similar properties, assessed by the competent authority using criteria that include the condition of the property, rents of comparable properties in the area and the general economic situation (Article 9).
Landlord Rights and Obligations in Dubai
Tenant Rights and Obligations in Dubai
The tenant must pay the rent on time and look after the property as an ordinary person looks after their own belongings. The tenant may not make changes or repairs without the landlord’s permission and the necessary permits (Article 19). When the lease ends, the tenant must return the property in the condition in which it was received, except for normal wear and tear or causes beyond the tenant’s control (Article 21).
The tenant may not assign the use of the property or sublet it without the landlord’s written consent, unless the contract provides otherwise (Article 24); details are in Subletting an Apartment Without the Owner’s Approval. On vacating, the tenant may not remove fixed improvements made to the property except by agreement with the landlord (Article 23).
When the contract is signed, the landlord may take a security deposit to guarantee maintenance of the property, and must return it, or what remains of it, when the contract ends (Article 20). If the landlord refuses, the route to recovery is explained in Refund of Rental Security Deposit in Dubai.
If the tenant fails to pay the rent within 30 days of being notified to pay, the landlord may seek eviction through the courts (Article 25), although an amicable settlement should always come first. An eviction case does not release the tenant from paying rent while it is being heard (Article 31).
Rent Increase in Dubai: How Much Can a Landlord Raise the Rent?
Rent cannot be increased arbitrarily. The law empowers RERA to set the criteria for permitted rent increases in Dubai (Article 10). Decree No. (43) of 2013 sets the caps by comparing the current rent with the average rent of similar properties in the area according to the RERA rental index. The cap depends on how far the current rent is below the market average; the calculation method is explained in the Dubai rent calculator guide.
Up to 10% below the market average
Maximum increase: No increase allowed
11% to 20% below the market average
Maximum increase: 5%
21% to 30% below the market average
Maximum increase: 10%
31% to 40% below the market average
Maximum increase: 15%
More than 40% below the market average
Maximum increase: 20%
âš ï¸ Key point: a party who wishes to change the terms of the contract or the rent on renewal must notify the other party at least 90 days before the contract expires, unless the parties agree otherwise (Article 14). If they cannot agree on the change, the competent authority determines a fair rent according to the approved criteria (Article 13).
Eviction in Dubai: When Can a Landlord Evict a Tenant?
The law limits eviction to two categories, explained in detail in Can a Landlord Evict a Tenant in Dubai?
Eviction before the contract expires is allowed only in these cases:
Failure to pay the rent, or part of it, within 30 days of being notified to pay, unless otherwise agreed.
Subletting without the landlord’s written consent; the eviction then also applies to the subtenant.
Using the property for an unlawful purpose or one contrary to public order or morals.
Leaving commercial premises unoccupied without a lawful reason for 30 consecutive days or 90 non-consecutive days within one year.
Making a change that endangers the safety of the property, or causing it serious damage through deliberate action or gross negligence.
Using the property for a purpose other than the one it was leased for, or in breach of planning and building regulations.
A technical report issued or approved by Dubai Municipality confirming the property is about to collapse.
Breach of any legal obligation or contract term that is not remedied within 30 days of notice.
Urban development requirements that call for demolition and reconstruction of the property, as decided by the competent government authorities.
In all of these cases, the law requires the landlord to notify the tenant through a notary public or by registered mail.
Eviction at the end of the contract is allowed only in these cases, with 12 months’ notice through a notary public or by registered mail:
The owner wishes to demolish the property to rebuild it or add new buildings, provided the necessary permits are obtained.
The property needs comprehensive renovation that cannot be carried out while the tenant is in occupation, confirmed by a technical report issued or approved by Dubai Municipality.
The owner wishes to use the property personally or for a first-degree relative, proving that they do not own another suitable property.
The owner wishes to sell the property.
âš ï¸ If the landlord recovers the property for personal use and then leases it to someone else, this is allowed only after at least two years for residential properties and three years for non-residential properties from the date of recovery, unless the competent authority decides on a shorter period; otherwise the tenant may claim fair compensation (Article 26). If the property is demolished or renovated, the tenant has priority to return within 30 days of being notified (Article 29).
Landlord Cutting Services in Dubai: Article 34 and the 2026 Explanatory Memorandum
Article (34) of Dubai Law No. (26) of 2007, as amended by Law No. (33) of 2008 prohibits the landlord from cutting services to the property or interfering with the tenant in any way, and gives the tenant the right to go to the police station to request the removal of the interference or to establish the facts, and then to claim compensation.
On 8 March 2026, the Supreme Legislative Committee in Dubai published in the Official Gazette (Issue 763), at the request of Dubai Police, an explanatory memorandum on the terms “removal of interference†and “establishing the factsâ€. Its key points are:
The common mistake is going to the Centre without a police report and then being unable to prove the interference. A same-day police report is the basis of any compensation claim, and a lawyer can help you take both steps in the right order.
Rental Disputes Centre in Dubai: Where to Complain About Your Landlord
Decree No. (26) of 2013
Under this decree, the Rental Disputes Settlement Centre became the authority competent to hear rental disputes in the Emirate of Dubai. It works at three levels (eviction procedures before the Centre).
The Centre does not hear disputes in free zones that have their own committees or courts, finance lease disputes, or long-term leases governed by special laws.
Key Notice Periods Under Dubai Tenancy Law
90days before the contract expires to notify the other party of a change to the terms or the rent (Article 14).
30days from the notice to pay before the landlord may seek eviction for non-payment (Article 25).
12months’ notice for eviction at the end of the contract, through a notary public or by registered mail (Article 25).
Legal References
Dubai Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai.
Dubai Law No. (33) of 2008 amending certain provisions of Law No. (26) of 2007.
Decree No. (26) of 2013 concerning the Rental Disputes Settlement Centre in the Emirate of Dubai.
Decree No. (43) of 2013 Determining Rent Increases for Real Property in the Emirate of Dubai.
Explanatory Memorandum on the terms “removal of interference†and “establishing the factsâ€, Dubai Government Official Gazette, Issue 763, 8 March 2026.
Dubai Law No. (4) of 2026 Regulating the Occupancy and Management of Shared Housing in the Emirate of Dubai.
Frequently Asked Questions About Dubai Rental Law
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Dubai rental law strikes a careful balance between protecting tenants from arbitrary eviction and safeguarding the owner’s right to invest in their property. In practice, however, most disputes arise not from complete ignorance of the law but from overlooking its details: the notice period, how the notice is served, the conditions for a rent increase and the limited grounds for eviction.
Three points matter most. First, legal notices with fixed periods, whether 30 days, 90 days or 12 months, are a substantive requirement rather than a formality, and missing them can cost you the right. Second, registering the tenancy contract and keeping correspondence, receipts and police reports are not just precautions; they are the first evidence the competent authority will ask for. Third, the Rental Disputes Centre offers a conciliation and settlement route that many people overlook, and it can save both sides time and cost.
Finally, consulting a specialist lawyer before entering any rental dispute, not after, is the smartest and most cost-effective step in the long run.
Legal commentary — AWADH ALMHEIRI LAW FIRM AND LEGAL CONSULTATIONS
Dubai
AWADH ALMHEIRI LAW FIRM AND LEGAL CONSULTATIONS in Dubai provides rental lawyer services to landlords and tenants under Dubai rental law: contract reviews, rent increase and eviction notices, eviction and compensation claims, and representation before the Rental Disputes Centre in Dubai.
Other Emirates
The firm also handles rental disputes in Abu Dhabi, Sharjah, Ajman, Umm Al Quwain, Ras Al Khaimah and Fujairah under each emirate’s legislation.
