If you’re about to rent in Dubai or you’re a landlord drafting a lease agreement, everything starts with one thing: a properly written, Ejari-registered tenancy contract. Get that wrong, and the rest of your tenancy becomes guesswork. Get it right, and you’ve got a clear, enforceable framework that protects both sides.

This guide walks you through how tenancy contracts and renting in Dubai actually work in 2025—laws, Ejari, rent increases, early termination, documents, signatures, hidden costs, and practical tips landlords and tenants usually only learn the hard way.

What is a tenancy contract in Dubai?

A tenancy contract in Dubai (also called a lease agreement, rent contract or rental contract) is a legally binding agreement between a landlord and a tenant that:

• Gives you the right to use a specific property for a set time (usually 12 months)
• Defines the annual rent and payment schedule (cheques/direct debit)
• Spells out the rights and obligations of both landlord and tenant
• Allocates responsibilities for maintenance, utilities, access, renewals, penalties, and more

In Dubai, a tenancy contract is really “alive” only once it’s registered with RERA via Ejari. Without Ejari, your Dubai tenancy agreement is essentially an off-the-record arrangement.

Most residential leases are:

• 12 months fixed term (anything different should be clearly documented)
• In the standard unified Ejari contract format issued by Dubai Land Department (DLD)
• Supported by an addendum that contains the detailed, real-life terms you’ll actually rely on

Dubai tenancy laws and who regulates rental contracts

Behind every tenancy contract in Dubai sits a fairly strict legal framework. You don’t need to memorize the law numbers, but you should know what they control.

Key Dubai rental laws

• Law No. 26 of 2007 (as amended by Law No. 33 of 2008)
  • Regulates the relationship between landlords and tenants in Dubai
  • Covers formation and renewal of Dubai tenancy contracts
  • Defines obligations (maintenance, proper use, etc.)
  • Sets rules for eviction and end of lease
• Decree No. 43 of 2013
  • Controls rent increases
  • Links rent caps to the RERA Rental Index and rent increase calculator
• Decree No. 26 of 2013
  • Establishes the Rental Disputes Settlement Centre (RDC)
  • RDC is where you file rental dispute cases (evictions, rent hikes, deposit issues, etc.)

Main authorities you’ll deal with

• Dubai Land Department (DLD)
  • Primary regulator of the real estate sector
  • Issues the standard tenancy contract template
  • Runs the Dubai REST app and many official services
• RERA (Real Estate Regulatory Agency) – part of DLD
  • Runs the Ejari system
  • Publishes the RERA Rental Index and rent increase calculator
  • Licenses brokers and regulates rental practices
• Rental Disputes Settlement Centre (RDC)
  • Specialized court for rental disputes in Dubai
  • Handles rent increases, eviction cases, breach of tenancy contract, and deposit disputes

Ejari registration: why your contract isn’t real without it

Ejari (“my rent”) is the official RERA system where your Dubai tenancy contract is registered. For all practical and legal purposes, no Ejari = no enforceable tenancy contract.

Why Ejari is mandatory

Registering your lease agreement with Ejari:

• Makes your tenancy official and enforceable under Dubai law
• Is legally mandatory for all Dubai lease agreements
• Is required to:
  • Open a DEWA (electricity & water) account
  • Trigger the Dubai Municipality housing fee (5% of annual rent)
  • Access various government services linked to residency
  • File a dispute at the RDC

If your tenancy contract is not registered with Ejari, you may struggle to:

• Prove your tenancy to authorities
• Contest rent increases or eviction
• Connect basic utilities in your own name

How to make and register a tenancy contract in Dubai

1. Download the unified Ejari tenancy contract
   • From the DLD website (Ejari section) or
   • Via the Dubai REST app
2. Fill in and sign the contract + addendum
   • Landlord (or authorized representative) and tenant must sign
3. Register with Ejari
   • Through an Ejari trustee/typing centre
   • Via your broker or property manager (common in practice)
   • Using approved online Ejari / Dubai REST services (for eligible users)

Expect Ejari registration fees in the region of AED 200–260, usually paid by the tenant in practice (even though the law places the duty to register on the landlord).

Inside a Dubai tenancy contract: structure and key data

The standard DLD unified tenancy contract is surprisingly clean. Most of the complexity comes from the attached addendum.

Core elements on the unified contract

• Landlord details
  • Full name(s)
  • Emirates ID or passport number
  • Contact details (email, phone)
• Tenant details
  • Full name
  • Emirates ID, passport, visa details
  • Contact details (email, phone)
• Property details
  • Building name, unit number, community
  • Property type (apartment, villa, townhouse, shop, office)
  • Size and premises number
  • Title Deed reference (critical for ownership verification)
  • Intended use (residential / commercial / industrial)
• Contract details
  • Start date and end date (standard 12 months)
  • Annual rent amount
  • Number of payments (1, 2, 4, 6, or 12 cheques / direct debit)
  • Payment dates
  • Security deposit amount
• Signatures
  • Landlord or official representative (with Power of Attorney if needed)
  • Tenant or authorized representative

On the second page you’ll see standard legal clauses and a reference to the addendum, which is where the real life, negotiated details live.

Documents required for a tenancy contract in Dubai

From the tenant

• Passport copy
• Visa page / residence visa copy (or entry permit depending on situation)
• Emirates ID copy (or application in some cases)
• Post-dated cheques or bank set-up for rent and security deposit
• Sometimes: proof of income (salary certificate or bank statements, depending on landlord)

From the landlord

• Title Deed (or ownership certificate such as Oqood/SPA for off-plan handovers)
• Landlord’s Emirates ID or passport
• If represented by a manager/broker: valid Power of Attorney or company authorization

These documents are not a formality: they’re what make your Dubai rental contract and Ejari registration legitimate and enforceable.

Key tenancy contract clauses you should never skim

Most people focus only on rent and cheques. The clauses below are where disputes usually come from—so this is where you slow down and read line-by-line.

1. Rent amount and payment schedule

• Annual rent (in AED)
• Number of cheques or installment payments
• Exact dates on the cheques
• Penalties for late payment or bounced cheques (often AED 200–1,000 per incident depending on rent level)

Rent in Dubai is still largely cheque-based. Once you deliver post-dated cheques, you’re committed to keeping that bank account funded.

2. Security deposit

• Standard: 5% of annual rent for unfurnished, around 10% for furnished
• Should be paid in cleared funds before move-in
• Contract should clearly state:
  • When it will be refunded (e.g. within X days after handover)
  • What deductions are allowed (damage, unpaid bills, missing keys, etc.)

3. Maintenance and repairs

Dubai rental law expects landlords to handle major maintenance, but tenancy contracts and addenda define the split more precisely.

• Landlord:
  • Structural issues (walls, roof, façade)
  • Main AC unit and major system failures
  • Serious plumbing/electrical problems
• Tenant:
  • Minor, day-to-day fixes
  • Consumables (light bulbs, small fittings, etc.)

Well-drafted addenda usually set a cost threshold (e.g., tenant pays repairs up to AED 500–1,000 per item; landlord covers anything above).

4. Utilities, chiller, and service charges

• DEWA (water & electricity) – almost always tenant’s responsibility
• Chiller / district cooling – may be:
  • Included (“chiller-free” units), or
  • Billed separately via cooling provider / DEWA
• Gas – bottled or central; typically paid by tenant
• Internet/telecom – tenant’s account with Etisalat/du
• Service charges – usually paid by landlord to building/community
• Dubai Municipality housing fee – always tenant’s cost: 5% of annual rent, added monthly to DEWA

A lot of “hidden costs of renting in Dubai” simply come from not calculating utilities and the housing fee upfront.

5. Use of the property, subletting, and pets

• Property must be used only for the purpose specified in the contract (residential vs commercial)
• Subletting is almost always prohibited unless landlord gives written consent
• Pets policy (allowed, restricted by size/type, or banned) should be clear
• Compliance with building and community rules is mandatory

6. Landlord access and property viewings

Dubai tenancy law protects your right to peaceful enjoyment, but it also recognizes the landlord’s need for reasonable access.

• Landlord/agent can usually enter:
  • For maintenance or inspection with reasonable notice
  • For viewings if the property is being sold or re-let, again with prior notice
• “Reasonable notice” is often interpreted as at least 24 hours, and always at a reasonable time
• Access should be agreed and documented; unannounced entries and harassment are not acceptable

7. Early termination clause (exit clause)

This is one of the most misunderstood parts of renting in Dubai. There is no standard legal early termination right if you’re the tenant.

• If your contract has an early termination clause:
  • It will specify the notice period (commonly 60–90 days)
  • And the penalty (often 1–2 months’ rent)
• If your contract is silent about early termination:
  • Landlord can legally insist you pay rent for the full term
  • Any refund or partial release is purely by negotiation or future RDC decision

This is why you should treat the exit clause as essential. Life happens: job changes, relocations, family reasons. Without a clear termination clause, breaking your Dubai tenancy contract early can become very expensive.

8. Renewal clause and notice periods

Your lease agreement should spell out how it renews and what notice is needed to change or end it. This ties directly to Dubai’s 90-day notice rule.

• If neither party gives notice and you stay in the property:
  • The tenancy contract is generally automatically renewed for another term
  • On the same terms, including the same rent, unless both parties agree otherwise
• To change rent or terms, or to refuse renewal, either side should give at least 90 days’ prior written notice before the contract end date

Tenant rights and obligations in Dubai

Core tenant rights

• Peaceful enjoyment of the property
  • You have the right to use the rented premises without unreasonable disturbance.
• Habitable, properly maintained premises
  • Landlord must carry out major maintenance and repairs to keep the property in a usable, safe condition.
• Protection from unlawful rent increases
  • Landlord must follow Decree 43 of 2013 and the RERA Rental Index.
  • Any rent increase must be supported by the RERA rent increase calculator and notified at least 90 days in advance.
• Stability when the property is sold
  • If the landlord sells during your tenancy, the new owner steps into the contract; you keep your rights until lease expiry.
• Due process for eviction
  • Landlord can’t evict you arbitrarily. They must rely on legal grounds and correct notice procedures, especially for “own use” or “sale” evictions.
• Right to complain
  • You can raise a RERA complaint or file a case with RDC over unlawful rent hikes, illegal eviction, serious maintenance failures, or contract breaches.
• Succession rights for heirs
  • If a tenant dies, the contract continues for the heirs unless they choose to terminate and notify the landlord within the legal time frame.

Key tenant obligations

• Pay rent on time as per the tenancy contract/cheque schedule
• Use the property properly and only for the purpose agreed (no operating a business in a residential flat, for example)
• Take reasonable care of the premises:
  • Keep it clean and in good order
  • Handle minor maintenance specified in the contract
• Refrain from structural changes without written consent
• Return the property in substantially the same condition, allowing for fair wear and tear
• Pay:
  • DEWA and other utilities in your name
  • Dubai Municipality housing fee (5%)
  • Any contractually agreed minor maintenance and cleaning

Landlord rights and obligations in Dubai

Landlord rights

• Receive rent on time and in the agreed form (cheques/direct debit)
• Take action on non-payment or breach
  • Serve legal notices
  • File a case with RDC to claim rent or seek eviction in serious cases
• Reasonable access to the property:
  • For inspections, maintenance, or viewings, with fair notice and respect for tenant’s privacy
• Rent review at renewal:
  • Within RERA rent cap rules and with 90 days’ notice

Landlord obligations

• Register the lease agreement with Ejari (in practice, often delegated to agent or tenant, but the landlord remains responsible)
• Deliver the property in habitable condition at move-in
• Carry out major maintenance and essential repairs
• Respect legal notice periods (especially the 90-day notice rule for changes, and 12-month notice for certain evictions)
• Follow legal eviction procedures and avoid “self-help” methods (shutting off utilities, locking tenants out, harassment)
• Respect tenant privacy and the tenant’s right to peaceful enjoyment

Rent increases, rent caps and the RERA rental index

Dubai’s rent increase rules are formula-based, not random. When you hear “rent cap Dubai”, you’re really talking about Decree 43 of 2013 and the RERA Rental Index.

How rent increases are calculated under RERA

• Go to DLD/RERA’s online Rent Increase Calculator.
• Enter:
  • Property type (apartment/villa)
  • Location
  • Number of bedrooms
  • Current annual rent
• The system compares your rent to the average market rent for similar units.
• Based on how far below the market your rent is, it decides:
  • No increase allowed, or
  • Permits a specific maximum percentage increase (e.g. 5%, 10%, 15%, 20%)

Regardless of what the calculator says, the landlord must:

• Give you 90 days’ written notice before your contract expiry date to increase rent or change terms
• Stay within the maximum percentages allowed for that year

If you feel the proposed increase is not in line with the RERA rental index, you can:

• Share the calculator result with the landlord and negotiate
• Escalate to RDC if there’s no agreement and the increase appears unlawful

Renewal, automatic renewal and non-renewal

Automatic renewal of tenancy contract

Under Dubai rental law, if:

• The tenancy contract expires, and
• The tenant continues occupying the property, and
• The landlord does not object or serve proper notice,

Then the lease agreement is generally considered automatically renewed:

• For the same period as the original lease, or
• For one year, whichever is shorter
• On the same terms and rent, unless both parties agree otherwise

90-day notice rule for changes and non-renewal

If you as a tenant want to move out or change terms, or if the landlord wants to increase rent/change conditions/not renew, the law expects:

• At least 90 days’ written notice before the tenancy contract end date
• Notice sent via:
  • Email address listed in the contract, or
  • Registered mail, or
  • Notary public (for maximum legal weight)

If notice is given late (e.g. 80 days instead of 90), it may still be valid but the other side can claim a pro-rata compensation for the shortfall.

Breaking a tenancy contract early in Dubai

Early termination (ending a Dubai lease before expiry) is entirely guided by your contract wording. The law does not grant an automatic free exit for tenants.

If you have an early termination clause

• Follow the notice period stated (often 60–90 days)
• Pay the penalty defined (commonly 1–2 months’ rent)
• Hand over the property according to move-out/inspection rules

If there is no early termination clause

• Landlord can legally:
  • Insist on the full term and keep the cheques, or
  • Negotiate a partial refund or reduced penalty at their discretion
• You should still:
  • Give as much written notice as possible (at least 60 days is common practice)
  • Try to help find a replacement tenant to make the deal more attractive for the landlord

If no agreement is reached, the issue can end up at RDC, where the tribunal will review the contract, surrounding circumstances and market norms.

Special scenarios in Dubai tenancy contracts

If the landlord sells the property

• Your tenancy continues under the same terms until expiry
• The new owner becomes your landlord
• Ejari should be updated with the new owner’s details
• Future rent cheques must be re-issued to or replaced by cheques in the new owner’s name

If the tenant or landlord dies

• The tenancy contract does not automatically end
• Rights and obligations pass to the heirs
• If heirs want to terminate, they must inform the other party within the legal timeframe (commonly cited as 30 days) and follow the contract’s notice rules

Landlord eviction to sell or to move in personally

• Landlord must serve a 12-month written eviction notice via:
  • Notary public, or
  • Registered mail
• Notice typically runs from the date it is served
• For “personal use” eviction, law expects genuine use by the landlord or a first-degree relative

Renting in Dubai: step-by-step process

1. Search and view properties

• Use trusted portals and RERA-registered brokers
• Physically view the property:
  • Check layout, finishing and daylight
  • Ask about chiller-free vs paid cooling
  • Look at building maintenance and common areas

2. Verify ownership and agent authority

• Ask to see the Title Deed
• Make sure the name on the Title Deed matches the landlord name on the contract
• If a property manager signs, verify they hold a valid POA or company authorization
• Only deal with licensed RERA brokers (check their broker ID card)

3. Make an offer and agree on headline terms

• Annual rent amount
• Number of cheques and dates
• Move-in date
• Furnishing and appliances included
• Key clauses:
  • Early termination terms
  • Maintenance split
  • Pets
  • Repainting/cleaning at move-out

4. Sign reservation / offer form (if used)

• Sometimes you’ll sign a simple booking form and pay a holding deposit or partial payment
• Make sure it clearly states what happens if either side backs out

5. Prepare documents and cheques

• Tenant: passport, visa, Emirates ID, rent cheques, security deposit cheque or funds
• Landlord: Title Deed, ID, POA/company docs where applicable

6. Draft and sign the DLD unified tenancy contract + addendum

• Ensure you’re using the latest unified Ejari contract, not old templates
• Read the addendum fully before signing
• Double-check:
  • Correct names and passport/ID numbers
  • Property details
  • Cheques listed with correct dates and amounts
  • Landlord and tenant contact emails/phones – this is where official notices will go

7. Register Ejari

• Usually done within a few days of signing
• Keep your Ejari certificate (PDF or hard copy)
• Agree clearly who:
  • Registers Ejari
  • Pays the Ejari fee
  • Cancels Ejari at the end of tenancy

8. Set up utilities and services

• DEWA: pay deposit (currently around AED 2,000 for apartments, 4,000 for villas)
• Cooling provider (if separate) and gas connections
• Internet/telecom: usually AED 250–350/month for common home plans
• Expect to see the 5% housing fee added to your DEWA bill once Ejari is active

9. Handover and move-in

• Do a walk-through inspection and record condition with photos/videos
• Note and report any existing defects in writing within the first few days
• Collect keys, access cards, parking remotes, gate fobs, etc.

10. During the tenancy

• Fund your cheque account well before each due date
• Report maintenance issues promptly in writing (email/WhatsApp with screenshots)
• Keep copies of all receipts and correspondence

11. End of tenancy / moving out

• Decide at least 90 days before expiry whether you will renew or give notice
• If moving out:
  • Request final bills from DEWA, cooling, gas, telecom
  • Pay and keep receipts
  • Arrange joint handover inspection
  • Hand back keys/cards and request security deposit refund

Rental disputes and the Rental Disputes Settlement Centre (RDC)

If direct negotiation fails, the RDC is where rental disputes in Dubai are formally resolved.

Common types of rental disputes

• Disagreements over rent increases versus RERA index
• Eviction without proper grounds or notice
• Non-refund or unfair deduction of security deposit
• Failure by landlord to carry out essential maintenance
• Breaches of specific tenancy contract clauses (subletting, improper use, etc.)

What you need to file a case

• Ejari certificate
• Tenancy contract and addendum
• Copies of IDs and, if relevant, cheques or bank statements
• All written communication (emails, WhatsApp, letters, notices)
• Photos, maintenance reports, invoices or other supporting documents

RDC charges filing fees and follows its own procedures, but it’s the formal route when a dispute around a tenancy lease agreement in Dubai can’t be settled amicably.

Who is allowed to sign a tenancy contract in Dubai?

DLD is quite strict about who can legally sign a Dubai rental contract.

• On the landlord’s side:
  • The registered owner on the Title Deed, or
  • An individual with a valid Power of Attorney granting leasing authority, or
  • An authorized company signatory for properties owned by a company
• On the tenant’s side:
  • The individual tenant named in the contract, or
  • An authorized representative under a tenant-side POA, or
  • A company signatory if the tenant is a company

Once signed, those signatures are what you’ll rely on if anything ever reaches Ejari, RERA or RDC, so it’s worth checking documents properly before committing.

The real cost of renting in Dubai: beyond the advertised rent

When you’re comparing apartments for rent in Dubai or villas for rent in Dubai, look beyond the headline annual rent. A realistic budget for renting in Dubai usually includes:

• Annual rent (as per tenancy contract)
• Security deposit – 5–10% of annual rent, refunded later if all is in order
• Agency fee – commonly 5% of annual rent for the broker
• Ejari registration fee – around AED 200–260
• DEWA deposit – AED 2,000 (apartment) or AED 4,000 (villa), refundable
• Dubai Municipality housing fee – 5% of annual rent, billed monthly via DEWA
• Cooling, gas, internet – easily AED 1,000+ in hot months for some units if cooling is not included
• Move-in/move-out costs – movers, cleaning, possible repainting
• Potential early termination penalty – 1–2 months’ rent if you break your lease early under a standard clause

When you run these numbers side-by-side, some tenants find that short- or medium-term furnished options (for example, serviced or flexible rentals) can be competitive if they’re not planning to stay a full 12 months, once you factor in all those extra charges.

Practical tips for a smooth tenancy contract and renting experience in Dubai

• Never skip Ejari. If a landlord offers a “discount” to keep the contract off Ejari, understand you are also going off the legal grid.
• Read the addendum slowly. Most real-life rules around penalties, painting, cleaning, exit terms and maintenance are there, not in the standard contract.
• Check the RERA rent index before signing or renewing so you know if the offered rent is above, at, or below the average for that area and unit type.
• Insist on a clear early termination clause if you think there’s any chance you may need to leave before the 12 months are up.
• Get everything in writing. Major promises (new appliances, painting, repairs, rent-free periods) should be in the contract or addendum, not just WhatsApp messages.
• Do a proper move-in and move-out inspection with photos and, where possible, a jointly signed checklist.
• Serve notices early and correctly. Use the exact email addresses in the contract, and keep read receipts or follow up for acknowledgment.
• Track all bills and receipts. DEWA, cooling, gas, and internet proof of settlement will save time and arguments around deposit refunds.

Understanding how tenancy contracts and renting in Dubai work—legally and practically—puts you in a much stronger position, whether you’re signing your first lease, renewing at a higher rent, or considering an early exit. Treat your tenancy contract as a tool: used properly, it can give both you and the other side clarity, predictability, and protection for the full life of your Dubai rental.