Tenant Rights in Dubai 2026: The Complete Guide for Renters

The core law: what governs your tenancy

Residential tenancies in Dubai are governed primarily by Law No. 26 of 2007 and its amendment Law No. 33 of 2008. RERA (Real Estate Regulatory Agency) enforces these laws and maintains the Rental Index that caps increases. The Rental Dispute Settlement Centre (RDSC) handles disputes.

All tenancies must be registered with Ejari to be legally enforceable. If your landlord has not registered your tenancy, the landlord has broken the law — Ejari registration is the landlord's statutory obligation, not yours.

Rent increases — what your landlord can and cannot do

Rent increases are capped by the RERA Rental Index. The maximum permitted increase depends on how your current rent compares to market rate:

• 01.Within 10% of market rate: 0% — no increase permitted at renewal.
• 02.11–20% below market: maximum 5% increase.
• 03.21–30% below market: maximum 10% increase.
• 04.31–40% below market: maximum 15% increase.
• 05.More than 40% below market: maximum 20% increase.

The landlord must give 90 days written notice of any increase. Notice given later cannot be enforced at that renewal. Use the RERA Rental Increase Calculator (Dubai REST app) to verify the permitted amount before signing anything.

Eviction — the rules that protect you

A landlord cannot evict you simply because they want to. Under Dubai law, eviction can only happen on specific grounds, with specific notice periods:

• 01.Sale of the property: 12 months written notice required. The buyer takes on the tenancy and cannot evict without a separate notice period.
• 02.Personal use by landlord or first-degree relative: 12 months written notice. The landlord must prove genuine intent — they cannot evict and then relet immediately.
• 03.Major renovation requiring vacancy: 12 months written notice. The renovation must be structural and requires a municipality permit.
• 04.Demolition of the building: 12 months written notice.
• 05.Non-payment of rent: a 30-day notice to pay or vacate is required. If you pay within 30 days, the eviction notice is void.
• 06.Subletting without permission: legitimate grounds for eviction but still requires formal notice and RDSC process.

Maintenance obligations — what the landlord must fix

Under Dubai tenancy law, the landlord is responsible for maintaining the property in a habitable condition and repairing any defects not caused by the tenant's misuse. This includes structural issues, major plumbing and electrical failures, air conditioning systems, and building infrastructure.

Day-to-day maintenance (minor plumbing, light bulb replacement) can be contractually assigned to the tenant, but the dividing line must be explicit in the contract. If it is not in the contract, the landlord is responsible.

Failure to maintain: if you give written notice of a maintenance issue and the landlord does not respond within a reasonable timeframe, you can apply to the RDSC to have the repair ordered or to have the cost deducted from rent.

Security deposits — getting yours back

The standard deposit in Dubai is 5% of annual rent (for unfurnished properties). At the end of the tenancy, the landlord must return the deposit minus documented deductions for damage beyond fair wear and tear.

A landlord cannot deduct for normal wear and tear: faded paint, minor carpet wear, small wall marks. They can deduct for actual damage: broken fixtures, stained carpets, unreturned keys.

If the landlord refuses to return the deposit or makes unreasonable deductions, file a complaint at the RDSC. Bring your move-in inspection report and photographic documentation of the property's condition at move-out.

Early exit — leaving before the lease ends

If you need to leave before the end of your lease, the legal position depends on whether your contract includes an exit clause. Most standard Dubai tenancy contracts do not — which means early exit technically entitles the landlord to the remaining rent.

In practice, most disputes are resolved by finding a replacement tenant. If you find a qualified replacement acceptable to the landlord, many landlords release tenants without penalty. This is convention, not a legal right — get any agreement in writing.