UAE Tenant & Landlord Rental Laws
A practical 2026 guide to Dubai and Abu Dhabi tenancy rules, including rent increases, contract notices, eviction grounds, maintenance, security deposits and rental-dispute procedures.
Dubai and Abu Dhabi have separate rental-law systems. The Dubai-specific rules below should not be treated as universal UAE tenancy rules.
Dubai and Abu Dhabi are not the same tenancy system
Dubai tenancy relationships are principally governed by Dubai Law No. 26 of 2007, as amended by Law No. 33 of 2008, together with related Dubai rental legislation. The Dubai Land Department and RERA administer the relevant rental framework, while rental disputes are handled through the Rental Disputes Center (RDC).
Abu Dhabi has a separate legal framework, including Abu Dhabi Law No. 20 of 2006 concerning the leasing of premises. Do not automatically apply Dubai's RERA Rent Index, 90-day notice rule or RDC fee schedule to an Abu Dhabi tenancy.
Dubai
- Core legislation: Law No. 26 of 2007, amended by Law No. 33 of 2008.
- Rent increases: subject to the applicable Dubai rental-index framework and renewal rules.
- Contract changes: generally require at least 90 days’ notice before expiry unless otherwise agreed.
- Rental disputes: Rental Disputes Center (RDC).
Abu Dhabi
- Core framework: Abu Dhabi Law No. 20 of 2006 and related Abu Dhabi procedures.
- Separate jurisdiction: Dubai RERA rent bands and Dubai RDC fees do not automatically apply.
- Disputes: use the competent Abu Dhabi Judicial Department / rental-dispute process.
- Best practice: verify the current Abu Dhabi tenancy procedure for the exact property and dispute before relying on Dubai guidance.
Dubai RERA Rent Increase Bands — Decree No. 43 of 2013
Dubai Decree No. 43 of 2013 sets maximum rent increases based on the current rent compared with the average comparable market rent in the official Dubai Rent Index.
| Current rent compared with average | Maximum increase |
|---|---|
| Less than 10% below comparable market rent | 0% |
| 11%–20% below comparable market rent | 5% |
| 21%–30% below comparable market rent | 10% |
| 31%–40% below comparable market rent | 15% |
| More than 40% below comparable market rent | 20% |
90-Day Notice for Contract Changes
Article 14 of Dubai Law No. 26 of 2007 provides that, unless the parties agree otherwise, a party wishing to amend tenancy terms under Article 13 must notify the other party no less than 90 days before the tenancy contract expires.
- Applies to proposed changes to tenancy terms under the statutory renewal framework.
- DLD currently also states that rent increases or reductions should be notified at least 90 days before expiry unless the parties agree otherwise.
- This is a renewal/contract-term rule; it should not be confused with the separate 12-month notice used for certain end-of-contract eviction grounds.
Valid Contract vs. Early Termination
DLD states that a valid Ejari tenancy contract generally cannot simply be terminated during its term by the unilateral will of the landlord or tenant, except through mutual agreement or a legally recognised ground under the tenancy law.
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Dubai Article 25 — Key Eviction Grounds
Article 25 distinguishes eviction requested during the existing lease term from certain eviction grounds that can be pursued on expiry. The list below summarizes the statutory grounds rather than suggesting that every ground has the same notice period or documentary requirements.
| Ground | Requirement / qualification |
|---|---|
| Rent arrears | Unless otherwise agreed, the tenant fails to pay rent or part of it within 30 days after service of a payment notice. |
| Unauthorised subletting | The tenant sublets all or part of the property without the landlord’s written approval. |
| Illegal or improper use | The property is used, or allowed to be used, for an illegal purpose or for a purpose contrary to public order or morals. |
| Commercial premises left vacant | Unless otherwise agreed, commercial premises are left unoccupied without valid reason for 30 consecutive days or 90 non-consecutive days in a year. |
| Dangerous alterations or serious damage | The tenant makes changes that endanger the property and cannot be restored, or causes qualifying damage through deliberate action or gross negligence. |
| Use inconsistent with the lease | The property is used for a purpose other than the purpose for which it was leased, or in breach of applicable planning, construction or land-use rules. |
| Risk of collapse | The property is likely to collapse and the landlord proves the condition with a technical report issued or certified by Dubai Municipality. |
| Breach of tenancy obligations | The tenant fails to comply with a statutory or contractual obligation within 30 days after receiving the required notice to comply. |
| Government-mandated demolition | Competent government authorities require demolition and reconstruction under applicable urban-development requirements. |
12-Month Notice for Certain End-of-Contract Evictions
For certain grounds available when the tenancy contract expires, including the landlord's own use or use by a first-degree relative, sale, demolition/reconstruction and qualifying comprehensive restoration or maintenance, Article 25 requires a 12-month notice.
- Notice must state the eviction reason.
- DLD states the notice is served through a Notary Public or registered mail.
- The landlord must satisfy the conditions applicable to the specific ground; the 12-month notice alone does not create an automatic eviction entitlement.
Personal-Use Eviction Has Additional Conditions
For personal use or use by a first-degree relative, DLD states that the landlord must establish that there is no suitable alternative property for the intended purpose.
Where the tribunal awards possession for personal use, Article 26 restricts the landlord from renting the property to a third party for at least two years for residential property or three years for non-residential property, subject to the statutory framework and the tribunal's discretion.
A tenant who believes the statutory purpose was not genuine may have rights to seek compensation through the competent rental dispute process.
Maintenance and Security Deposits in Dubai
Landlord Maintenance
Under Article 16, unless otherwise agreed by the parties, the landlord is responsible during the term of the lease for maintenance works and for repairing defects or damage that affect the tenant's intended use of the property.
The law does not create a universal “tenant pays everything under AED 500” rule. Responsibility depends on the statutory framework, the lease terms and the nature of the repair.
Security Deposit
Dubai tenancy law permits the landlord to obtain a security deposit to secure maintenance of the property at the end of the tenancy.
DLD guidance states that the landlord must refund the deposit or the remaining balance when the tenancy ends, subject to legitimate deductions. A fixed statutory rate of 5% for unfurnished property or 10% for furnished property should not be presented as a universal legal requirement.
Dubai Rental Dispute Center (RDC) Filing Fees
RDC fees vary by claim type. The current official fee schedule distinguishes rent/eviction-type claims from monetary claims and adds certain service charges.
| Claim type | Published court-fee basis | Minimum / maximum |
|---|---|---|
| Eviction, lease renewal, rent claim, lease termination and specified related claims | 3.5% of annual rent or lease value | Minimum AED 500 / maximum AED 20,000 |
| Monetary claim | 3.5% of claimed amount | Minimum AED 500 / maximum AED 15,000 |
| Other published charges | Process service, knowledge, innovation and applicable power-of-attorney / service-centre charges | Depends on the service used |
Example: if a qualifying rent/eviction-type claim uses an annual lease value of AED 100,000, 3.5% gives AED 3,500 before any additional published service charges. The example is a mathematical illustration, not a promise of the final payable amount for every case.
Useful Evidence for a Rental Dispute
- Registered tenancy contract / Ejari information
- Rent payment records, cheques or bank evidence
- Written notices and proof of service
- Property-condition photographs or videos
- Maintenance requests and correspondence
- Utility bills and other documents supporting the claim
Filing a Dubai Rental Case
- Use the RDC website or an approved Real Estate Services Trustee centre.
- Select the appropriate rental-dispute service and upload the required documents.
- Pay the fee calculated by the RDC system for the specific claim.
- Follow the case, hearing and judgment process through the RDC system.
The RDC states that documents submitted for its online services must be in Arabic or legally translated into Arabic where required by the service.
Related UAE Tools & Guides
2026 VerifiedFrequently Asked Questions
Official sources for current UAE rental rules
This guide is based on current official Dubai Land Department, Rental Disputes Center and Abu Dhabi Judicial Department materials checked for 2026. It is not a government-certified or government-verified publication.
Rental law is fact-specific. Before taking action on rent, eviction, termination, maintenance or dispute filing, verify the current official procedure applicable to the property, tenancy contract, emirate and dispute.