Ejari: The Registration That Protects Everything
Every tenancy in Dubai must be registered on the Ejari system — Dubai’s official online tenancy registration platform operated by the Real Estate Regulatory Agency. Ejari registration is not optional. It is a legal requirement that both validates the tenancy contract and gives both parties enforceable rights in any dispute. Landlords who fail to register on Ejari cannot access the Rental Dispute Centre for enforcement if a tenant defaults. Registration costs approximately AED 220 and must be renewed at every lease renewal. A landlord without a valid Ejari is a landlord without legal recourse — which is a position no property owner should ever occupy.
Rent Increases: What You Can and Cannot Do
RERA’s Rental Index is the legal framework governing all rent increases in Dubai. The permitted increase depends entirely on the gap between your current rent and the Index benchmark for your specific area and property type. If your rent is within 10% of the Index value, no increase is permitted. If your rent is 11–20% below, the maximum increase is 5%. If 21–30% below, the maximum is 10%. If 31–40% below, the maximum is 15%. If more than 40% below market, the maximum is 20%. Critically, all rent increases require a minimum 90-day written notice to the tenant before the new rent takes effect — landlords who serve late notice must wait until the following renewal cycle to implement the increase.
90 days Notice required for any rent increase
12 months Notice required to reclaim property for personal use
AED 220 Ejari registration cost per tenancy
Eviction: When You Can Ask a Tenant to Leave — and When You Cannot
Dubai landlords cannot evict tenants without specific legal grounds and proper notice. The three most common legal grounds for eviction are: the landlord requires the property for personal use or use by a first-degree relative — requiring 12 months written notice served via notary public; the landlord intends to sell the property — requiring 12 months written notice served via notary public; or the tenant has materially breached the lease — such as non-payment of rent or subletting without consent — requiring a RERA-issued notice and potentially Rental Dispute Centre proceedings. Landlords who serve eviction notices without valid grounds or correct notice periods face enforcement rejection and potential compensation claims from tenants.
Non-Payment of Rent: Your Legal Enforcement Options
If a tenant’s rent cheque bounces or payment is withheld, Dubai law provides landlords with clear enforcement options. The landlord must first serve a formal 30-day written notice demanding payment through a registered notary or delivery service. If the tenant fails to pay within 30 days, the landlord can file a case with the Rental Dispute Centre — Dubai’s dedicated tribunal for landlord-tenant disputes — which typically issues a judgment within 30–60 days. Critically, a registered Ejari tenancy is essential for Rental Dispute Centre access. Without it, your enforcement options are significantly compromised regardless of the strength of your legal position on the underlying dispute.
What Landlords Must Disclose — and What Protects You at Renewal
Dubai landlords are legally required to maintain the property in a habitable condition throughout the tenancy and to address structural maintenance issues promptly. Cosmetic maintenance — painting, minor fixtures, appliance wear — is typically the tenant’s responsibility unless the lease specifies otherwise. At renewal, landlords must serve written notice of any changes to tenancy terms — including rent increases — at least 90 days before the current lease expires. A landlord who fails to serve renewal notice on time is deemed to have renewed on the same terms as the previous lease — a situation that prevents rent increases until the following cycle regardless of market movement.