Law No. 26 of 2007 is the primary legislation regulating the relationship between landlords and tenants in Dubai. The law is administered through the Dubai Land Department, supported by the Real Estate Regulatory Agency (RERA), while tenancy disputes are handled by the Rental Disputes Center.
Law No. 33 of 2008 later amended this law to clarify tenant and landlord rights further, particularly around eviction grounds and notice periods. Every landlord and tenant operating in Dubai’s rental market needs to understand this framework, because it governs everything from how a lease gets registered to how a dispute eventually gets resolved.
This guide explains how Law 26/2007 works in practice, what tenants and landlords can expect from each other, and where the Rental Disputes Center steps in when disagreements happen.
| Topic | Key Rule |
| Ejari Registration | Mandatory |
| Rent Increase Notice | 90 Days |
| Rent Increase Limit | Based on Smart Rental Index |
| Eviction for Personal Use | 12 Months Notice |
| Security Deposit | Refundable minus valid deductions |
| Dispute Resolution | Rental Disputes Center |
| Governing Laws | Law 26 of 2007 & Law 33 of 2008 |
Key Takeaways
- Every tenancy contract in Dubai should be registered through Ejari.
- Rent increases must comply with the RERA Smart Rental Index and applicable regulations.
- Landlords must provide at least 90 days’ notice before changing rent or contract terms.
- Evictions can only occur under legally recognized grounds and required notice periods.
- The Rental Disputes Center handles landlord-tenant disputes when disagreements cannot be resolved directly.
What Is Law No. 26 of 2007 in Dubai?
Law No. 26 of 2007 is the primary law governing landlord and tenant relationships in Dubai. It regulates tenancy contracts, rent increases, maintenance obligations, lease renewals, and eviction procedures.
Law No. 26 of 2007 came into effect to formalize the landlord-tenant relationship across Dubai, replacing a patchwork of informal arrangements with a single regulatory framework. The Dubai Land Department oversees enforcement of this law, while the Real Estate Regulatory Agency handles the day-to-day regulation of tenancy contracts, rent levels, and registration requirements.
Law No. 33 of 2008 amended several provisions of the original law, most notably Article 25, which lays out the specific grounds under which a landlord may evict a tenant. The amendment tightened the legal language around eviction so that landlords could not remove tenants without a recognized cause, while also giving tenants clearer protections during the notice period.
Together, these two laws form the backbone of every residential and commercial lease signed in Dubai outside the Dubai International Financial Centre, which operates under its own separate legal framework.
Who Does Dubai Tenancy Law Apply To?
Law No. 26 of 2007 applies to landlords and tenants entering residential and commercial leases anywhere in Dubai, with the exception of properties located within the Dubai International Financial Centre. The law covers individual landlords, property management companies acting on a landlord’s behalf, and tenants ranging from individual residents to companies leasing commercial space.
The law applies the moment a tenancy contract gets signed and remains in force for the duration of the lease, including any renewal periods. Both parties carry obligations under the law regardless of nationality or residency status, which means expatriate tenants and foreign property investors receive the same legal protections and bear the same responsibilities as Emirati citizens.
What Must Be Included in a Dubai Tenancy Contract?
A valid tenancy contract in Dubai needs several core components to hold up under the law. The contract should clearly state:
- The names and contact details of both the landlord and the tenant,
- The property address and a description of the unit,
- The agreed annual rent amount,
- The payment schedule and approved payment methods,
- The lease start and end dates,
- The responsibilities each party carries for maintenance and repairs.
Most landlords use the Dubai Land Department’s unified Ejari tenancy contract template as the starting point, since this format aligns directly with the registration system and reduces the chance of a clause being challenged later. Property owners sometimes add supplementary clauses covering subletting permissions, early termination penalties, or specific maintenance arrangements, but these additions cannot override the baseline protections that Law 26/2007 guarantees to either party.
Why Contract Clarity Matters for Dispute Prevention
A tenancy contract that leaves payment terms vague or skips maintenance responsibilities altogether creates room for disagreement later. The Rental Disputes Center reviews the written contract first when a dispute arises, so ambiguous language tends to work against whichever party relied on an unwritten understanding. Landlords and tenants who spell out responsibilities clearly at signing avoid a large share of the disputes that otherwise end up in front of a hearing.
Is Ejari Registration Mandatory for Dubai Tenancy Contracts?
Yes. Ejari registration is mandatory for all tenancy contracts in Dubai and is required for the contract to be legally enforceable under Law No. 26 of 2007.
Every tenancy agreement in Dubai requires Ejari registration. Ejari, which translates to “my rent” in Arabic, is the Dubai Land Department’s electronic system for registering lease agreements. Dubai tenancy regulations require lease agreements to be registered through Ejari, and an Ejari certificate is generally necessary for practical enforcement, utility connections, visa-related documentation, and Rental Disputes Center proceedings.
Without Ejari registration, a tenant cannot connect Dubai Electricity and Water Authority services, apply for or renew a residency visa tied to the property, or file a case with the Rental Disputes Center if a dispute occurs. Landlords face similar limitations, since an unregistered lease carries far less weight as evidence in a rental dispute hearing.
Registering a tenancy contract through Ejari typically requires the landlord’s title deed or authorization, the tenant’s Emirates ID and passport copies, the signed tenancy contract, and the relevant property details such as the DEWA premise number. The registration can be completed online through the Dubai REST app or in person at an authorized Ejari typing center, and the process usually takes only a few minutes once all documents are ready.
Tenant Rights Under Dubai Tenancy Law
Tenants in Dubai hold several specific rights under Law 26/2007 that protect them throughout the tenancy period.
Right to Peaceful Occupancy
Tenants have the right to peaceful occupancy of the rented property without unauthorized interference from the landlord.
Right to Major Maintenance and Repairs
Tenants have the right to expect the landlord to handle major maintenance and structural repairs. This generally includes structural defects, major plumbing issues, electrical systems, and other essential building components.
Right to Contract Renewal
Tenants have the right to automatic contract renewal under the same general terms if neither party provides proper notice of change.
Right to Security Deposit Return
Tenants have the right to receive their security deposit back at the end of the lease, subject to valid deductions.
Protection From Unlawful Eviction
Tenants are protected from unlawful eviction and can only be removed under legally recognized grounds and notice requirements.
Landlord Rights Under Dubai Tenancy Law
Right to Collect Rent
Landlords have the right to collect rent according to the tenancy contract and pursue legal remedies if payments are not made on time.
Right to Inspect the Property
Landlords have the right to conduct inspections with reasonable notice.
Right to Pursue Legal Eviction
Landlords can pursue eviction when tenants breach contract terms or violate the law.
Right to Recover Property for Approved Reasons
Landlords can reclaim property for personal use, sale, or major renovation if legal requirements are met.
Right to Sell a Rented Property
Landlords may sell a rented property, although existing tenancy contracts generally remain valid until expiry.
Rent Increase Rules and Contract Renewal Requirements
Can a Landlord Increase Rent in Dubai?
Yes. A landlord can increase rent in Dubai only at the time of lease renewal if the increase complies with the Smart Rental Index and applicable RERA regulations. The landlord must also provide at least 90 days’ written notice before the renewal date.
Rent increases in Dubai are governed by Law No. 26 of 2007, Decree No. 43 of 2013, and the RERA Smart Rental Index.
Rent increases in Dubai are tightly regulated and cannot happen arbitrarily during a fixed lease term. A landlord can only propose a rent increase at the point of lease renewal, and the increase must comply with Decree No. 43 of 2013, which sets the permissible increase brackets based on how far the current rent sits below the official market average for comparable properties.
Under this framework, a landlord cannot increase rent at all if the current rent is less than ten percent below the market average. If the current rent falls eleven to twenty percent below the market average, the maximum permitted increase is five percent.
A gap of 21-30% below market allows an increase of up to ten percent, a gap of 31-40% below market allows up to fifteen percent, and any gap exceeding forty percent below market allows up to twenty percent.
The Real Estate Regulatory Agency maintains the Rental Index, now operating as the Smart Rental Index, which both landlords and tenants can check through the Dubai Land Department’s online platform or the Dubai REST app to confirm whether a proposed increase falls within the legal limit.
The 90-Day Notice Requirement for Rent Changes
A landlord must give the tenant at least 90 days’ written notice before a lease renewal date if the landlord intends to increase rent or change other contract terms. This notice must be delivered in writing, and many landlords choose registered mail or notarized delivery to create a clear record. If the landlord misses this 90-day window, the tenant has the right to renew the lease under the existing terms, and the proposed increase cannot take effect until the following renewal cycle.
A tenancy contract that reaches its expiry date without either party giving proper notice of a desired change renews automatically under the same terms, by default, under Article 6 of the law.
Property Maintenance Responsibilities Between Landlords and Tenants
Maintenance responsibility splits between landlords and tenants based on the type and scale of the work involved.
| Responsibility | Landlord | Tenant |
| Structural repairs | Responsible | Not responsible |
| Major maintenance issues | Responsible | Not responsible |
| Daily upkeep and cleanliness | Not responsible | Responsible |
| Damage caused by tenant negligence | Not responsible | Responsible |
| Maintaining overall property habitability | Responsible | Not responsible |
Landlords carry the legal obligation to deliver a property in habitable condition and to maintain its structural integrity throughout the tenancy. This includes plumbing systems, electrical wiring, air conditioning units in many cases, and any structural element of the building. Tenants carry responsibility for day-to-day upkeep, such as keeping the unit clean and reporting issues promptly, along with covering the cost of any damage they cause through misuse or negligence.
A tenancy contract can shift certain minor maintenance responsibilities to the tenant through a written clause, but this arrangement must be explicitly stated in the contract and cannot override the landlord’s core obligation to maintain structural and major systems.
When Can a Landlord Evict a Tenant in Dubai?
A landlord can evict a tenant in Dubai only under specific circumstances recognized by law. These include tenant breaches such as non-payment of rent, unauthorized subletting, or illegal use of the property, as well as certain non-breach situations such as personal use, property sale, or major renovation, provided the required notice periods are followed.
Eviction in Dubai falls into two distinct categories under Article 25 of Law No. 26 of 2007, as amended by Law No. 33 of 2008: eviction during the lease term for a tenant breach and eviction at lease expiry for a landlord’s own non-breach reasons.
Eviction During the Lease Term for Tenant Breach
A landlord can pursue eviction before the lease term ends if the tenant commits a recognized breach.
- Non-payment of rent allows eviction if the tenant fails to settle the outstanding amount within 30 days of receiving a written payment demand from the landlord.
- Unauthorized subletting allows eviction if the tenant lets out the property, or part of it, without the landlord’s written consent, and this ground applies to both the original tenant and any subtenant involved.
- Illegal or immoral use of the property allows eviction if the tenant uses the unit for unlawful activity or permits others to do so.
- Property damage caused by tenant negligence that significantly harms the unit or building can also support an eviction case, as can abandoning a commercial property for 30 consecutive days or 90 non-consecutive days without justification.
Eviction at Lease Expiry for Non-Breach Reasons
A landlord can also reclaim the property at the end of the lease term, without any tenant breach, for several specific reasons.
- Personal use applies when the landlord or a first-degree relative intends to live in the property and has no other suitable property available.
- Planned property sale applies when the landlord intends to sell the unit and can demonstrate a genuine intention to do so.
- Major renovation or demolition applies when the property requires extensive work that makes it unsafe or impractical for the tenant to remain, with municipality-approved permits required to support the claim.
For all of these non-breach grounds, the law requires 12 months’ written notice before the tenant must vacate, and the notice must be delivered through a notary public or registered mail. Informal notice through email, text message, or verbal communication carries no legal weight.
One important restriction applies after a personal use eviction: the landlord cannot lease the property to a new tenant for at least two years in the case of residential properties, or three years in the case of commercial properties. A tenant may seek compensation through the Rental Disputes Center if the landlord re-rents the property in violation of these restrictions. This restriction exists specifically to prevent landlords from using personal use as a pretext to remove a tenant and then re-lease the unit at a higher rate.
What Happens If a Tenant Refuses to Leave After Notice Expires
If a tenant does not vacate after a valid notice period expires, the landlord cannot physically remove the tenant or change the locks. The landlord must instead file a case with the Rental Disputes Center, which will review the eviction grounds, confirm the notice was properly served, and issue an enforceable ruling if the eviction is found to be lawful.
For more details on how this process unfolds once a notice has been served, see our guide on what happens after an eviction notice in Dubai.
How Does the Rental Disputes Center Resolve Tenancy Conflicts?
The Rental Disputes Center operates as the judicial body responsible for resolving conflicts between landlords and tenants in Dubai. The center only recognizes Ejari-registered tenancy contracts as valid evidence, which is one of the main reasons registration matters so much in practice.
Common disputes that reach the Rental Disputes Center include
- Disagreements over security deposit deductions,
- Challenges to rent increases that exceed the legal cap,
- Disputes over whether an eviction notice was properly issued and delivered,
- Conflicts over who bears responsibility for a maintenance issue,
- Cases involving unregistered or improperly documented tenancy contracts.
The center reviews submitted documentation, including the tenancy contract, payment records, and any notices exchanged between the parties, before issuing a ruling.
Filing a case with the Rental Disputes Center requires a filing fee, generally calculated as a flat amount plus a percentage of the annual rent in dispute, which is worth factoring in before pursuing a claim over a relatively small amount.
Landlords who want to avoid disputes from arising in the first place generally benefit from keeping detailed written records of all communication with tenants, serving any notice through a notary public or registered mail rather than informal channels, and confirming eviction grounds carefully before issuing a notice.
Our guide on how to get an eviction notice notarized in Dubai walks through the notarization process landlords need to follow to keep a notice legally defensible.
According to a public statement reported by Gulf News regarding the rollout of the Smart Rental Index, the Dubai Land Department designed the tool specifically to reduce the volume of rent-related disputes reaching the Rental Disputes Center by giving both parties a transparent, shared benchmark before a disagreement even starts.
Important Things for Landlords to Remember
Dubai tenancy law gives landlords clear legal pathways to manage their property, but every pathway depends on proper documentation and proper notice. A landlord who skips Ejari registration, serves a notice informally, or rushes an eviction without confirming the legal grounds first puts the entire process at risk of being challenged and dismissed at the Rental Disputes Center. Following the law’s required steps in order protects a landlord’s position far more reliably than trying to move quickly outside the proper process.
Dubai Tenancy Law Compliance Checklist
For Tenants
- Register the tenancy contract through Ejari
- Keep copies of rent payment records
- Report maintenance issues in writing
- Review rent increase notices carefully
- Retain move-in and move-out documentation
For Landlords
- Register tenancy contracts through Ejari
- Verify rent increases through the Smart Rental Index
- Provide required notice periods
- Maintain records of all communications
- Serve eviction notices through legally accepted channels
Common Mistakes Under Dubai Tenancy Law
Common Mistakes Tenants Make
- Failing to register the tenancy contract through Ejari
- Ignoring renewal and notice deadlines
- Assuming rent increases are unlimited
- Not keeping payment records and receipts
- Leaving the property without documenting its condition
Common Mistakes Landlords Make
- Missing the 90-day notice deadline for rent increases
- Serving eviction notices through informal channels
- Increasing rent without checking the Smart Rental Index
- Failing to maintain proper written documentation
- Attempting eviction without valid legal grounds
Need Help With a Dubai Tenancy Issue?
Whether you need guidance on Ejari registration, rent increases, eviction notices, lease renewals, or a tenancy dispute, our team can help you understand your options and next steps.
Disclaimer: This article provides general information about Dubai tenancy law and should not be considered legal advice. Tenancy disputes and eviction matters should be reviewed with a qualified legal professional or directly with the Rental Disputes Center in Dubai.