Dubai Rental Law Explained: Tenant & Landlord Rights

Which Laws Regulate Rental Properties in Dubai?

Dubai's rental market is mainly governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008. Together, these laws set out the rules for tenancy agreements, rent, maintenance responsibilities, security deposits, property use and eviction.

Decree No. 43 of 2013 also regulates permitted rent increases, while rental disputes are handled by the Rental Disputes Center (RDC).

The tenancy contract is equally important, as certain responsibilities can be agreed between the landlord and tenant, including aspects of property maintenance. Tenancy contracts and any amendments should also be registered through Ejari and should clearly state key details such as the property, permitted use, tenancy period, rent amount and payment terms.

What Rights Do Tenants Have in Dubai?

Dubai rental law protects tenants in several important areas, from property condition and rent increases to eviction and security deposits. These rights should always be considered together with the terms of the tenancy contract.

The Right to Receive a Usable Property

The landlord should provide the property in a condition suitable for its agreed use. Unless the tenancy contract states otherwise, the landlord is generally responsible for major maintenance and defects that affect the tenant's ability to use the property. Damage caused by the tenant, however, remains the tenant's responsibility.

Protection from Unjustified Rent Increases

Any increase in the rental price at renewal must follow the applicable Dubai rental rules and Rental Index. Owners can't simply increase the rent due to an increase in overall area prices.

Protection from Unlawful Eviction

A tenant cannot be removed from the property without a valid legal reason and the correct notice procedure. Different rules apply depending on whether eviction is requested during the tenancy or at the end of the contract.

The Right to Uninterrupted Use

Tenants are entitled to use the property without unlawful interference from the landlord. This means the landlord should not disconnect essential services, block access, or otherwise prevent the tenant from using the property as agreed under the tenancy contract.

The Right to Recover the Security Deposit

A landlord may deduct reasonable amounts from the security deposit for damage caused by the tenant, but the remaining balance should be returned when the tenancy ends. Dated photographs, inspection reports, invoices and handover records can help resolve disagreements over deductions.

The Right to Continue After a Property Sale

Selling a rented property does not automatically end an existing tenancy. In most cases, the tenant may continue occupying the property until the tenancy expires unless the new owner follows the required legal process for eviction.

What Rights Do Landlords Have in Dubai?

Dubai rental law also protects landlords by giving them the right to receive rent, preserve the condition of their property, and take action when tenancy obligations are breached.

The Right to Receive Rent

Tenants must pay rent according to the dates and payment terms stated in the tenancy contract. If rent remains unpaid after the required notice period, the landlord may be able to start legal proceedings to recover the amount and, where permitted, seek eviction.

The Right to Protect the Property

Landlords may hold tenants responsible for damage beyond normal wear and tear. Tenants may also need the landlord's approval before making alterations, carrying out certain modifications or allowing another person to occupy or sublet the property.

The Right to Review the Rent

A landlord may propose a rent increase at renewal when permitted under Dubai's rental rules. The increase must comply with the applicable Rental Index and notice requirements rather than being based only on current market listings.

The Right to Seek Eviction

A landlord may seek eviction when there is a valid legal ground, such as qualifying non-payment, unauthorised subletting or another serious breach of the tenancy agreement. Eviction may also be possible at the end of the tenancy for specific permitted reasons, provided the required notice and legal procedure are followed.

How Much Can a Landlord Increase the Rent?

Decree No. 43 of 2013 sets the maximum increase according to how far the existing rent falls below the average rental value of a comparable property.

When Can a Landlord Evict a Tenant?

The grounds and notice requirements depend on whether the landlord seeks possession during the contract or after it expires.

Eviction Before the Contract Expires

A landlord may seek early eviction for reasons including:

• Rent remaining unpaid for 30 days after formal notice, unless otherwise agreed
• Subletting without the landlord's written approval
• Illegal use or use that breaches public order
• Serious property damage, dangerous alterations or gross negligence
• Using the property for a purpose that breaches the contract or applicable regulations
• Failure to correct another legal or contractual breach within 30 days of notice
• A government decision requiring demolition and reconstruction

Eviction at the End of the Tenancy

At the end of the contract, the owner may seek eviction to:

• Sell the property
• Use it personally or allow a first-degree relative to use it, provided the owner has no suitable alternative property
• Demolish and reconstruct it or add structures that prevent continued occupation
• Complete restoration or comprehensive maintenance that cannot be performed while occupied

The tenant must receive at least 12 months' notice stating the reason, served through a notary public or by registered mail.

What Should You Do When a Rental Right is Breached?

If a tenant or landlord believes their rental rights have been breached, the following steps can help organise the issue and prepare for further action.

Step 1: Review the Tenancy Documents

Check the tenancy contract, Ejari certificate, payment records and any relevant notices to confirm the rights and obligations of each party.

Step 2: Contact the Other Party

Explain the issue clearly, state the outcome you are requesting, and keep proof that the communication was delivered.

Step 3: Gather Supporting Evidence

Keep copies of rent payments, maintenance requests, photographs, inspection reports, notices, emails, messages and any other documents related to the dispute.

Step 4: Consider Offer and Deposit Where Relevant

If a landlord refuses to accept rent or the return of keys, the tenant may consider using the RDC Offer and Deposit service to formally make the offer while preserving their legal position.

Step 5: Try to Resolve the Dispute

Where possible, attempt to reach a practical agreement before starting formal proceedings. The RDC's amicable settlement procedures may also provide an opportunity to resolve the dispute.

Step 6: File the Appropriate RDC Claim

If the issue remains unresolved, either party may file the relevant claim with the Rental Disputes Center. The remedy requested should match the nature of the dispute and be supported by appropriate evidence.

Conclusion

Dubai rental law protects tenants from unjustified rent increases, unlawful eviction and interference with their use of the property. It also protects landlords' right to receive rent, control the property's permitted use and seek eviction on recognised grounds.

Both parties should register the tenancy, follow the notice requirements and retain clear records. For further guidance, read Binghatti's explanations of the Dubai Rental Index and eviction notices in Dubai.

For enquiries about Binghatti properties, contact Binghatti property consultants on +971 800 15.