Renting in the UAE? Here's What Your Landlord Might Not Tell You -- But the Law Will

For millions in the UAE -- particularly in cities like Dubai and Abu Dhabi -- home isn’t something they own, but something they rent. And renting here? It’s less of a rollercoaster and more of a rulebook -- filled with clauses, caveats and a few hidden surprises.

Whether you're a brand-new expat in Dubai with IKEA dreams, or someone who can recite rental laws as easily as their favourite movie lines, one thing’s for sure: understanding the legal landscape can save you from nasty shocks, sudden rent hikes, and awkward eviction notices. So grab your metaphorical magnifying glass -- we're diving into the rental laws that shape life under someone else’s roof.

 

1. 1.   The Tenancy Contract: The ‘Holy Scroll’ of Renting

Under Law No. 26 of 2007, amended by Law No. 33 of 2008, every rental agreement in Dubai must:

 

• Be in writing, and

• Be registered with the Ejari system via the Dubai Land Department.

Why it matters: Registration isn’t a box to tick -- it makes your tenancy legally enforceable and protects you if things go south.

 

1. 2. &bnsp; Rent Increases: Not a Free-for-All

Your landlord can’t hike the rent on a whim -- or because Mercury’s in retrograde.
Under Decree No. 43 of 2013 and the RERA Rental Index, increases must follow market rates.
90 days’ written notice is required before any increase (Article 14).

 

1. 3. &bnsp; Evictions: Strictly by the Book

Evicting a tenant in the UAE isn’t like ghosting someone on a dating app -- it comes with strict conditions and clear notice requirements.

 

A.   Eviction During the Lease Term (Article 25, Clause 1):

• Failure to pay rent within 30 days after a formal written notice.
• Subletting the unit without written consent.
• Using the property for illegal or immoral activities.
• Making unauthorised alterations or structural changes.
• Misusing the property in a way that damages it or disturbs neighbours.
• If the building is deemed unsafe or structurally compromised, as verified by technical reports.

 

B.   Eviction After Lease Expiry (Article 25, Clause 2):

Landlords must give 12 months’ written notice via notary public or registered mail before eviction in the following situations:

 

1. 1. Personal Use: The landlord (or a first-degree relative) intends to move in.
2. 2. Sale of the Property: The landlord plans to sell the unit.
3. 3. Renovation or Demolition: Substantial works that require the property to be vacated. Requires official documentation or municipal approval.
4. 4. Property is Unfit for Use: If a property becomes unsafe or unsuitable for occupation.

 

Important Caveat:

If a landlord evicts a tenant for personal use or sale, they cannot re-let the property for two years for residential leases and three years for commercial leases (Unless the Rent Disputes Settlement Centre (RDSC) approves re-letting earlier due to hardship or exceptional circumstances.) 

 

If the landlord re-rents the property early without authorisation, the evicted tenant has the right to seek:

 

• Monetary compensation
• Reimbursement for relocation expenses

 

Damages for unlawful eviction

 

1. 4.   Repairs and Maintenance: Who Handles What?

According to Article 16 of the Dubai Tenancy Law:

 

• Landlords are responsible for major maintenance and structural repairs.
• Tenants handle minor repairs, usually defined as those costing less than Dh500.

 

Pro Tip: Document all complaints and communication about maintenance via email or WhatsApp. Don’t rely on verbal promises -- if your AC fails in peak summer, a written trail will make all the difference in court.

 

1. 5.   Security Deposits: Your Money, Their Responsibility

Most landlords require a security deposit, generally equivalent to 5 per cent of annual rent for unfurnished units (and 10 per cent for furnished ones). The law requires landlords to refund the deposit after the lease ends, minus any genuine damages.

They cannot deduct for:

• General wear and tear
• Minor scuffs, nail holes, or faded paint

 

If the landlord refuses to return your deposit -- or makes unlawful deductions -- you can:

 

• File a complaint with the Rental Dispute Settlement Centre (RDSC)
• Submit photos, receipts, and handover reports as evidence

 

1. 6.   Dispute Resolution: RDSC to the Rescue

The Rental Dispute Settlement Centre in Dubai is your official route for resolving conflicts related to tenancy.

 

• Filing fee: 3.5 per cent of annual rent (capped at Dh20,000)
• Cases are usually resolved in 3–4 weeks, depending on complexity
• Mediation is available as a faster, more amicable option

 

Quick Recap of Rights

 

Tenant Rights:

• To live in a safe, well-maintained property
• To receive proper notice before eviction or rent hikes
• To have the security deposit returned fairly
• To file disputes through RDSC

 

Landlord Rights:

• To receive rent on time
• To evict tenants on legal grounds (with notice)
• To retain part of the deposit for proven damages
• To increase rent in line with RERA index

 

Final Thoughts: Let the Law Be Your Guide, Not Your Last Resort

UAE rental laws are designed to create balance, not bias. Whether you’re a tenant building a home or a landlord protecting an investment, understanding your rights and obligations helps you stay on solid legal ground.

 

So before you sign that lease -- or send a WhatsApp asking for a rent reduction -- know what the law says. Because in the UAE, it’s not just about where you live, but how well you understand the rules of living.

 

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