UAE Rental Law: A Landlord's Guide
UAE rental law governs every residential and commercial tenancy in the country, but the rules differ by emirate. This guide covers the most important rules for landlords in Dubai (RERA) and Abu Dhabi (Tawtheeq), with a note on Sharjah and the Northern Emirates.
Dubai: Law No. 26 of 2007 (as amended by Law No. 33 of 2008)
Residential and commercial tenancies in Dubai are governed by Law 26/2007, as amended by Law 33/2008. The Real Estate Regulatory Agency (RERA) oversees enforcement.
Ejari: mandatory registration
All tenancy contracts in Dubai must be registered with Ejari (the online RERA registration system) within 30 days of signing. Ejari registration is the landlord's responsibility. An unregistered tenancy is unenforceable in the Dubai Rental Dispute Settlement Centre (RDSC).
Notice periods for non-renewal
Either party wishing to not renew the lease must give the other party written notice at least 90 days before the contract expiry date. If neither party gives notice within 90 days, the contract is considered automatically renewed under the same terms for the same duration (or one year, whichever is less).
Rent increases: the RERA Rent Index
A landlord may only increase rent at renewal if the current rent is below the RERA Rent Calculator benchmark. The permitted increase depends on the gap:
| Rent below market average by | Max increase permitted |
|---|---|
| Up to 10% below market | 0% (no increase allowed) |
| 11%–20% below market | Up to 5% |
| 21%–30% below market | Up to 10% |
| 31%–40% below market | Up to 15% |
| More than 40% below market | Up to 20% |
Rent decreases are also governed by the same index: if the current rent is above market, a tenant may apply to RDSC for a reduction.
Eviction notice: 12 months in writing
A landlord may evict a tenant before or at lease expiry only for specific reasons defined by law (e.g., personal use of the property, sale to a buyer who intends to occupy, property demolition for redevelopment). In all cases, the landlord must serve a notarised 12-month notice via a notary public or Dubai Courts. Notice via email or WhatsApp alone is not legally valid.
Rental Dispute Settlement Centre (RDSC)
All residential rental disputes in Dubai are heard by the RDSC (also called the Rent Committee). Filing fees are 3.5% of the annual rent (minimum AED 500, maximum AED 20,000). The RDSC process is relatively fast. Most hearings are scheduled within 30–60 days of filing.
Abu Dhabi: Tawtheeq
Abu Dhabi tenancies are governed by Law No. 20 of 2006 and subsequent amendments. All tenancy contracts must be registered on the Tawtheeq platform (run by ADREC, Abu Dhabi Real Estate Centre).
Key differences from Dubai: Abu Dhabi law generally requires 90 days' notice from the landlord to not renew, and rent increase rules are governed by Abu Dhabi's own rent index, which is updated periodically by ADREC.
Sharjah and Northern Emirates
Sharjah is governed by Emiri Decree No. 2 of 2007. Tenants in Sharjah have traditionally had stronger protections: notably, a landlord generally cannot increase rent or evict a non-commercial tenant without cause, and increases during a tenancy require mutual agreement. The rent increase cap in Sharjah is set by the Sharjah Real Estate Registration Department (SRERD).
Ajman, RAK, Fujairah, and Umm Al Quwain each have their own property registration bodies and rental laws. Consult a locally-registered broker for these emirates.
Documents every UAE landlord should keep
- Signed tenancy contract (with Ejari/Tawtheeq registration certificate)
- Tenant's Emirates ID (front and back) and passport copy
- Title deed for the property
- DEWA/utility account details
- Cheque copies or PDC schedule if paying by cheque
- Any inspection reports or correspondence about maintenance
- Copy of any notices (eviction, non-renewal) with proof of delivery