Rental disputes in Dubai are governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008, and when landlord and tenant cannot agree, they are decided by the Rental Disputes Center (RDC). The short answers to the questions that come up most often: a rent increase at renewal is capped by Decree No. 43 of 2013 and, unless the contract says otherwise, needs at least 90 days' notice; a landlord can evict only on the grounds listed in the law and after the notice it requires; the security deposit must be returned when the tenancy ends, less the cost of any damage beyond ordinary wear and tear; and neither side can end a tenancy early on its own unless the law allows it or the other side agrees.

This guide explains each of those rules for landlords and tenants, with the article of the law behind it, and what to do when a dispute reaches the RDC.

The Law That Applies

Law No. 26 of 2007 regulates the relationship between landlords and tenants in Dubai. It applies to residential and commercial property alike, and several of its articles were replaced by Law No. 33 of 2008, so the current text has to be read with that amendment. Rent increases are governed separately by Decree No. 43 of 2013, and disputes go to the RDC, set up by Decree No. 26 of 2013.

Every tenancy contract, and any amendment to it, must be registered (Article 4, as amended). Since 2019 that function sits with the Dubai Land Department (DLD) through the Ejari system, and the RDC asks for the Ejari certificate when a case is filed. Shared housing is now also regulated by Law No. 4 of 2026, which, among other things, does not allow occupants to sublet the space they rent.

Rent Increases at Renewal

Either party can propose changing the rent or any other term when the contract is renewed, but the party proposing the change must notify the other at least 90 days before the contract expires, unless the parties agreed otherwise (Articles 13 and 14, as amended). If they cannot agree, the RDC can fix a fair rent.

The maximum increase is capped by Decree No. 43 of 2013 and depends on how far the current rent sits below the average for similar units in the official rental index, rising in steps from no increase at all up to 20%. The old rule that rent could not be increased for two years was removed in 2008 and no longer applies. Our guide on how much a landlord can increase rent in Dubai sets out each band, how to check the index and what to do if the increase is above the limit. For shops, offices and warehouses, see commercial rent increases in Dubai.

Eviction During the Tenancy

During the term of the contract, a landlord can seek eviction only on the grounds listed in Article 25(1), as amended. The main ones are:

• the tenant has not paid the rent within 30 days of a notice to pay;

• the tenant has sublet without the landlord's written consent, in which case the subtenant is evicted too;

• the property is used for an illegal purpose, for a different purpose from the one agreed, or in breach of planning rules;

• the tenant has damaged the property deliberately or through gross negligence, or made changes that endanger its safety so that it cannot be restored to its original condition;

• business premises have been left unoccupied without good reason for 30 consecutive days or 90 days in a year;

• the tenant has breached another obligation and not remedied it within 30 days of a notice;

• the building is likely to collapse, or the authorities require demolition for urban development.

Notices under Article 25(1) must be served through a notary public or by registered mail. A notice sent another way can be challenged, which is why it is worth getting the notice right before counting the 30 days. Our guides explain when a landlord can evict a tenant and what landlords can do when a tenant stops paying rent.

Eviction at the End of the Tenancy

At the end of the contract, the owner can recover the property on one of four grounds in Article 25(2): demolition and reconstruction with the required permits; restoration or comprehensive maintenance that cannot be done with the tenant in place, confirmed by a Dubai Municipality technical report; the owner's own use or use by a first-degree relative, where the owner has no other suitable property; or a sale. In each case the tenant must be given the reasons at least 12 months before the date set for eviction, through a notary public or by registered mail.

After an eviction for own use, the owner may not let the property to someone else for at least two years for residential property, or three years for other property (Article 26). The Arabic text of the law, which prevails, allows the RDC to set a shorter period. Separately, Law No. 3 of 2026 on the quality and safety of buildings introduces a faster route for works in buildings 20 or more years old, so a tenant in an older building who receives a notice to vacate should take advice on which rules apply.

Security Deposits

A landlord may take a security deposit when the contract is signed, and must return it, or whatever remains of it, when the tenancy ends (Article 20). The tenant must hand the property back in the condition it was received, apart from ordinary wear and tear (Article 21). The law sets no maximum amount and no deadline for the refund, so disputes usually turn on evidence of the property's condition. A dated handover report and photographs taken at the start and the end of the tenancy are the best protection for both sides.

Maintenance and Services

Unless the contract says otherwise, the landlord is responsible for maintenance and for repairing defects that affect the tenant's use of the property (Article 16). The tenant must look after the property with ordinary care and must not make alterations without the landlord's consent and the required approvals (Article 19). A landlord must not cut off services or otherwise interfere with the tenant's use of the property (Article 34). An explanatory memorandum issued in 2026 confirms that Dubai Police can act on a tenant's report of such interference without the tenant first obtaining an order from the RDC.

Renewal and Early Termination

If the contract expires and the tenant stays in the property without objection from the landlord, the contract renews automatically for the same term or for one year, whichever is shorter, on the same terms (Article 6). DLD guidance asks a tenant who does not want to renew to tell the landlord at least three months before the contract ends, and many contracts set their own notice period.

A tenancy cannot be ended early by one side alone. Article 7 allows termination only by mutual consent or in the cases provided for in the law, which in practice means the eviction grounds above. Many contracts contain an early termination clause, and whether it applies depends on its wording, so read it before giving notice and put any agreed exit terms in writing. The heirs of a tenant who dies may end the tenancy on 30 days' notice (Article 27).

Selling the Property and Subletting

A sale does not, in itself, end the tenancy: under Article 28 the existing lease binds the new owner, provided its date is legally established, and the tenant can stay for the rest of the term. A sale is a ground for eviction only at the end of the tenancy, with 12 months' notice. A tenant may not sublet or assign the tenancy without the landlord's written consent, unless the contract allows it (Article 24), and unauthorised subletting is a ground for evicting both the tenant and the subtenant.

How Disputes Are Resolved at the Rental Disputes Center

The RDC has exclusive jurisdiction over rental disputes for property in Dubai, including in free zones that do not have their own rental tribunals (Decree No. 26 of 2013, Article 6). It does not hear disputes under lease-finance contracts or long-term leases covered by Law No. 7 of 2006. Cases are filed online with the documents that prove the tenancy and the claim, and the RDC has a mediation and conciliation stage where the parties can reach a settlement that is enforceable in the same way as a judgment. Our guide to the Rental Disputes Center explains each stage, from filing and fees to judgment, appeal and enforcement.

Practical Steps Before a Dispute Escalates

• Keep the signed contract, every renewal and the Ejari certificate together.

• Serve formal notices through a notary public or by registered mail, and keep proof of delivery.

• Keep a record of every payment, including cheque numbers and bank transfers.

• Record the property's condition with dated photographs when you move in and when you leave.

• Put any agreement on rent, repairs or an early exit in writing, signed by both sides.

• Do not stop paying rent, change the locks or cut services to force the other side's hand, because those steps can weaken your own position.

When to Get Legal Help

A short legal review is worth it before you serve or answer a notice, before you agree to a large increase or an early exit, and as soon as you receive a claim from the RDC. MAX Legal Consultancy advises landlords and tenants on these matters. See our rental dispute legal services, or our real estate lawyer in Dubai page for other property matters.

This guide is general information about Dubai tenancy law, based on the legislation in force when it was written. It is not legal advice for your specific situation. Official English translations of Dubai legislation state that the Arabic text prevails in case of conflict.