Tenant & Landlord Rights Under Dubai’s Rera Law

As Dubai’s rental market has grown more competitive, clarity around tenancy rights has become increasingly important for both landlords and tenants. Dubai’s rental market is regulated by the Real Estate Regulatory Authority (RERA), which provides the legal framework for tenancy contracts. These rules apply to all leases registered through the Ejari system and cover rent increases, notice periods, maintenance responsibilities and eviction procedures.

Landlords and tenants both have clear duties under the law, but many people only find out what those are when something goes wrong. This article breaks down the key rules and explains how they work in real scenarios, at the start, renewal or end of a lease.

Tenancy contracts: what the law requires

Every rental agreement in Dubai must be in writing and registered through the Ejari system. Without registration, the contract won’t hold legal weight if there’s a dispute. A well-drafted tenancy agreement should clearly state the rent, notice period, renewal terms and who is responsible for things like repairs or access.

Even if both parties agree on a clause, it won’t stand if it contradicts RERA rules. For example, a landlord can’t waive legal notice requirements just by including a line in the contract. Those provisions would be struck out in the event of a dispute.

Rent increases: what’s allowed and when

Rent can only be raised at renewal and even then, only within the limits set by RERA’s rental index. Whether or not an increase is allowed depends on how far the current rent is below the market average for similar properties in the same area.

The rule is:

If your rent is less than 10% below average, no increase is allowed
If it’s 11% to 20% below, a 5% increase is allowed
If it’s 21% to 30% below, the cap is 10%
If it’s more than 30% below, the maximum allowed increase is 15%
Landlords must give written notice of any intended rent increase at least 90 days before the end of the lease. If they miss that deadline, the rent stays the same, even if the index would allow an increase.

This generally prevents any sharp rent hikes and gives tenants time to plan, but misunderstandings around timing and eligibility are still one of the most common sources of conflict.

Eviction rules and notice periods

A landlord can ask a tenant to leave, but only for reasons permitted by law. These include selling the property, moving in personally, or undertaking major structural renovations. In each case, they must give at least 12 months’ notice, delivered via notary public or registered mail.

If the tenant defaults on the contract by failing to pay rent, subletting without permission, or causing damage, the landlord can act sooner. But even then, the correct legal process must be followed, starting with a formal warning.

What landlords can’t do is misuse the eviction process just to raise the rent. If they serve notice on the basis of a sale or personal use, then re-list the unit for higher rent soon after, the court will likely take a dim view. Judges tend to look closely at the timing and pattern of behaviour, and they can order compensation if it’s clear the eviction notice was dishonest.

Maintenance, access and fair use

Tenants are expected to look after the property and return it in good condition, aside from normal wear and tear. They also need to give access when essential repairs or scheduled maintenance is required.

Landlords, on their side, must handle structural repairs and deal with anything that affects the basic functionality of the unit unless the contract clearly says otherwise. For example, if the AC breaks in August, it’s typically on the landlord to fix it fast. Failing to do so can be grounds for a formal complaint or even legal action.

These issues might seem small, but they’re often where tensions build. Having the terms spelled out in the contract, and following through promptly, usually prevents things from escalating.

Disputes and where to go

If informal discussions fail, either party can take their case to the Rental Dispute Settlement Centre (RDSC). Claims can be submitted online or in person, with fees starting at 3.5% of the annual rent. Most straightforward matters go to mediation first. If no agreement is reached, the case moves to a tribunal.

The tribunal’s rulings are legally binding. It can order rent repayment, release security deposits, approve evictions, or require payment of outstanding amounts. Complex cases involving high-value properties or repeat offences may need legal representation, though many disputes are resolved without lawyers.

Interestingly, even verbal agreements or unregistered leases can be recognised by the tribunal if there’s solid evidence to back them up like bank transfers, WhatsApp messages, or witness testimony. That said, relying on informal arrangements is always risky in the long run.

Final thoughts

Dubai’s rental rules are built to protect both sides, but they’re only effective when people understand and apply them correctly. Small missteps, like missing a notice deadline or including a legally invalid clause, can have bigger consequences than expected. And when emotions are running high, those gaps in knowledge tend to surface fast.

Whether you’re about to rent out a flat, renew an existing contract, or respond to a dispute, having a clear handle on your legal position is the best protection. The system works best when both parties stay informed, act in good faith, and take the time to get things right from the start.