Moving to the United Arab Emirates offers great opportunities for financial and career growth. If you’re planning on renting accommodation in the UAE, you’ll want to be familiar with the tenancy laws that outline your rights and responsibilities. These regulations are designed to protect both tenants and landlords to ensure a comfortable stay.
At Remitly, we provide useful information to help immigrants settle into their new homes—that includes understanding local legislation. Read this UAE tenancy laws guide to learn about your rights and responsibilities when renting, and what to do if a dispute arises.
Definition and overview of UAE tenancy laws
Tenancy laws are rules and guidelines that shape the relationship between a tenant (the person renting the property) and a landlord (the property owner).
These laws govern matters such as subletting (the tenant renting the space to someone else), fair housing (treating all tenants equally, without discriminating), late rent payments, modifications, and evictions.
In the United Arab Emirates, the central government sets laws and regulations that apply to all seven emirates. However, the seven states also govern themselves individually, so you’ll find that the main laws have certain variations in particular emirates.
Importance of tenancy laws for tenants and landlords
Tenancy laws protect you, the tenant, from unlawful eviction, unfair treatment, unlivable conditions, and exploitation through overpriced rent. It also ensures that your landlord refunds your deposit at the end of the lease period and that you can access fair dispute resolution if needed.
The same laws also ensure that landlords receive timely rent payments, protection from damages, and legal action when you breach the contract. The law also clarifies landlord and tenant responsibilities regarding property management and repairs, and protects landlords from unreasonable tenant demands.
Tenant rights in the UAE
UAE tenancy laws share core principles that protect your rights, with certain differences depending on the specific emirates. We’ll outline the essentials here.
Key/core tenant protections under UAE law
These are some core principles that protect tenants across all seven emirates.
- Tenancy agreements must be formalised in writing, specifying details like amount, currency used, payment frequency, and lease duration.
- Landlords and tenants must sign the contract.
- Tenants are protected against unfair eviction. Landlords must issue a notice before eviction.
- Landlords are responsible for property maintenance and repairs (based on Law No. 26 of 2007, Article 16), before you move in. You’re responsible for day-to-day maintenance and minor repairs.
- You have the right to peacefully use the property as agreed in the tenancy agreement, without interruption from the landlord.
- Landlords can amend the contract, e.g., increase rent, but you must be notified early enough to decide if you’ll continue renting under the new terms, or move out.
- You can access established rental dispute resolution committees to resolve any issues between you and your landlord.
- You have the right to terminate the lease.
Rights of tenants in different emirates
The main differences between the emirates are found in the specific details. For example:
- Your landlord in Dubai must give you 90 days’ written notice before increasing rent. You have only a two months’ notice period for the same (capped at 5% annually), in Abu Dhabi.
- The law restricts landlords in Sharjah from increasing your rent in the first three years of renting. Should your landlord increase the rent before three years lapse, the law protects you from subsequent rent increases for another two years.
- Landlords in Dubai can increase the rent after two years of a tenancy. Your rent won’t increase if you’re paying less than 10% of the market price.
Duration of stay after lease expiry
UAE tenancy laws require a written and duly signed contract for your lease to be valid. There’s an exception, however, when you continue staying in the house after the lease period has expired.
If your landlord allows you to continue renting the property after lease expiry, your contract is automatically renewed under the same terms as your original lease. However, some limits apply:
- You can only stay for one more year or the time specified in the lease, whichever is shorter. So, if your lease agreement is for ten months, you’re entitled to only ten months, not the one year automatic renewal period.
- Your landlord can object to automatic renewal. Therefore, it’s essential to communicate with them about your intentions to keep renting for a smoother automatic lease renewal.
Key aspects of Dubai tenancy laws
Let’s delve deeper into specific tenancy laws in the UAE, focusing on Dubai.
Why Dubai?
It’s one of the most important cities in the UAE, serving as a major global hub for business, investment, and education because of its tax-friendly nature and modern infrastructure. As a result, most immigrants work and live here.
An overview of RERA tenancy law in Dubai, including tenant responsibilities
The Real Estate Regulatory Authority (RERA) governs landlords and tenants in Dubai, by regulating tenancy laws. It also registers all real estate companies, agents, and brokers in Dubai.
Under RERA tenancy laws:
- You must sign a written lease agreement before renting a house. This agreement must be under the standard Ejari contract—a registered tenancy agreement used to regulate and document rental contracts.
- The tenant pays for Ejari registration fees, though some landlords may choose to pay.
- You’ll register tenancy disputes with the Rental Disputes Settlement Centre (RDSC).
- RERA sets the percentage of rent increase in line with market conditions.
- You can automatically renew your lease, unless the landlord objects.
- You must return the property to the landlord in its original condition (including painting the house), after your lease expires. Wear and tear is expected.
- You must get written permission from the landlord to modify the property’s structure or layout.
- You must pay your rent on time, or risk lawful eviction.
- You must notify the landlord of any repairs, whether minor or major, even if you’re paying for them.
- You’ll pay for minor repairs and maintenance costs while occupying the property, for example, gardening costs.
- Your landlord may evict you or ask you to vacate the property before your lease period ends, but they must issue a written notice. Article 25 of the tenancy laws discusses this further.
Understanding Article 25 of the Dubai tenancy law and its implications
Dubai tenancy laws’ Article 25 outlines the circumstances under which your landlord may evict you before your tenancy contract expires, and how to notify you. Essentially, this law protects you from unfair/wrongful eviction.
Article 25 tackles three main issues—eviction causes, notice requirements, and compensation for unlawful eviction.
Reasons your landlord can evict you legally
- Non-payment of rent. Your landlord will issue a 30 days’ notice asking you to complete the payment. You’re eligible for eviction if you fail to pay rent within this period.
- Subletting illegally. Usually, your landlord must permit you, in writing, to sublet the house.
- Modifying the property without the landlord’s approval.
- Misusing the property—for example, using it for purposes other than what you agreed in the lease.
- The landlord needs the property for personal use.
- Renovations that can’t be done while you occupy the property.
- Demolishing for reconstruction, as long as they have already obtained the necessary government approvals.
- Sale to a new owner.
- You’ve caused intentional and irreparable damage.
Requirements for eviction notice as guided by the law
- You must receive 12 months’ notice if the landlord is evicting you to reconstruct, sell the property, or requires it for personal use.
- The eviction notice must clearly state the reason(s).
- The landlord must send the notice via registered mail or Notary Public.
Your right for compensation after unlawful eviction
Although the law allows the landlord to evict you for personal use or selling the property, you’re entitled to compensation if:
- The landlord rents the property within two years after your eviction without a legitimate reason.
- You’re evicted unlawfully or without following the legal process.
- The landlord violates the terms of your tenancy contract.
How to seek compensation after wrongful eviction in Dubai
Gather evidence to support your claim, such as the lease agreement, eviction notice, and other communication you’ve had with the landlord. Then, file your claim at the Rental Dispute Settlement Centre (RDSC). Remember to provide evidence of the unlawful actions, such as damages caused, the date of eviction, and the nature of your landlord’s actions.
After considering factors like relocation costs, damages, tenancy duration, emotional distress, and inconvenience, the RDC will award you.
Rules on rent increase
Dubai tenancy laws also regulate the rate of rent increases.
RERA decree 43 guides landlords on how to increase rent, if necessary. You must receive a written 90-day notice for rent changes.
The rate of increase depends on your current rent compared to the prevailing market conditions, as shown in the table below.
| If the current rent is below the average market rate by: | The rent increase allowed is: |
| 10% or less | 0% |
| Between 11% and 20% | Up to 5% |
| Between 21% and 30% | Up to 10% |
| Between 31% and 40% | Up to 15% |
| More than 40% | Up to 20% |
How to resolve tenancy disputes in Dubai
We hope you’ll have a peaceful experience renting property in Dubai. However, in the unfortunate event that you do encounter tenancy disputes on issues such as maintenance and repairs disagreements, rent arrears, eviction, property damage, or lease problems, worry not. There are legal ways of solving disputes.
Filing disputes with the Dubai Rental Dispute Centre
The RDSC, as discussed above, doesn’t only deal with wrongful eviction. You can seek help on other disagreements by taking these steps:
- Gather evidence.
- Visit the Rental Dispute Resolution Portal.
- File your complaint and attach evidence.
- The RDSC will assess the issue fairly and facilitate an agreeable solution. Prepare to physically or digitally attend hearings. The RDSC will publish the verdict on their website.
Alternatively, visit a real estate registration trustee office in Dubai with your evidence. You’ll find an updated list of trustee offices in Dubai, with contacts and operating hours, on the Dubai Land Department’s website.
Practical tips for a positive rental experience
Generally, it’s best to avoid conflict when renting for a positive experience. This leaves you to focus on the reasons that brought you to Dubai, such as work and study. Here are some tips to ensure you don’t encounter problems:
- Set a budget for rent based on your salary and other sources of income. Your income should also cover remittances—the money you send back home.
- Pay your rent on time. In case of financial difficulties, send a written communication to the landlord and work out a payment plan, if you choose not to move out.
- Follow the conditions in your lease agreement.
- Seek clarification before signing the contract to ensure that you comprehend everything. You can ask an attorney to explain what you don’t understand.
- Know the rental process to protect you from illegal procedures.
- Only use the services of real estate agents, brokers, and companies registered by RERA.
FAQs
What is Article 16 of the landlord and tenant law?
Article 16 is part of Law No. 26 of 2007 of the UAE tenancy laws directing landlords to maintain and prepare the property to ensure the tenant lives in good conditions.
How long can a tenant stay after the lease expires in Dubai?
After lease expiry, you can stay for one year or the duration indicated in your rental contract, whichever is shorter.
Who is responsible for painting in Dubai, the landlord or tenant?
The landlord is responsible for painting the property before you move in. However, you must return the house in its original condition at the beginning of the lease, so you’ll paint it when moving out.
What is Article 25 of the tenancy law?
Article 25 protects you from unfair/wrongful eviction by outlining the circumstances under which your landlord may evict you before your tenancy contract expires.