How to renew a tenancy contract in Dubai

To renew a tenancy contract in Dubai, you usually do not need to do anything dramatic. If neither side wants to change a term, the contract renews on the same terms automatically, and you renew the Ejari registration to keep it on record. If either the landlord or the tenant wants to change a term, for example a rent increase, they must give the other party at least 90 days written notice before the contract end date. Any rent increase must follow the RERA rental increase rules.

Below we walk through the notice timeline, the legal rules behind it, the renewal steps, and your rights as a tenant. The aim is to help you renew with confidence and avoid the mistakes that cost people money or a home.

How to renew a tenancy contract in Dubai: the short version

Dubai tenancy is governed by Law 26 of 2007, as amended by Law 33 of 2008, and overseen by the Dubai Land Department (DLD) and RERA. Two rules do most of the heavy lifting at renewal.

• If no one serves valid notice to change a term, the contract renews on the same terms and the same rent.
• To change any term, the party who wants the change must give at least 90 days written notice before the contract ends.

That 90-day rule is the one most tenants and landlords get wrong. Miss it, and the change does not apply for that renewal period. For the details on how much rent can legally go up, see our guide to the RERA rental increase rules in Dubai.

The 90-day notice timeline

Work backwards from your contract end date so nothing catches you off guard.

More than 90 days before the end date

This is the window for change. If your landlord wants to raise the rent, or you want to renegotiate any term, written notice has to be served now, at least 90 days before the contract ends. We suggest tenants diarise the 120-day and 90-day marks so there is time to check the rent against the RERA index and respond.

Inside the final 90 days

Once you are inside 90 days with no valid notice served, the terms are effectively locked for the next period. The contract renews on the same rent and same conditions. A landlord cannot spring a rent increase on you at the last minute.

At the end date

If everyone is happy, you renew the Ejari registration and carry on. A tenancy does not simply end because the contract date passed. The law protects continued occupancy, and a tenant cannot be forced out just because the term is up. We cover the eviction rules further down.

Step by step: renewing your contract

1. Review your current contract. Check the end date, the rent, and any clauses on renewal or notice. Knowing your dates is what keeps you in control. 2. Confirm whether anything is changing. If neither side served 90-day notice, the renewal is on the same terms. If a rent change was proposed, check it against the RERA rental index before you agree. 3. Agree the terms in writing. Sign the new or continued tenancy agreement with your landlord. If you are unsure what a fair agreement looks like, our overview of the tenancy agreement explains the key clauses. 4. Renew the Ejari registration. Renewal is recorded by renewing Ejari, so the contract stays on the official register. New to Ejari, see how to apply for Ejari. 5. Pay the fees and keep proof. Settle the rent as agreed and the Ejari renewal fee, then save the receipts and the updated certificate. 6. Keep your Ejari certificate. You will need it for DEWA, visa renewals, and other admin, so store a copy somewhere safe.

What you need to renew Ejari

Have these ready before you start so the process is quick.

• The signed tenancy contract for the new period
• Your Emirates ID and a passport copy
• The landlord's documents where required, such as the title deed
• A recent DEWA bill or your DEWA premise number
• Proof of the renewal fee payment

You can renew Ejari online through the Dubai REST app or the DLD channels, or in person at an approved Real Estate Services Trustee centre. Confirm the current fee on the official DLD or Dubai REST channel before you pay, since fees can change.

Rent increases at renewal: the RERA rules

A landlord cannot raise the rent by any amount they like. Increases are capped by the RERA rental increase rules and the official RERA rental index, which compares your rent to the average for similar units in your area.

In short, if your current rent is close to the market average, no increase is allowed. The further below the average it sits, the larger the permitted increase, on a fixed scale. Two conditions both have to be met for a rise to be valid: it has to fall within the RERA index limits, and it has to be served with at least 90 days written notice. Miss either, and the increase does not stand for that period.

If you are weighing whether to stay or move, it helps to know what a fair deal looks like. Our piece on renting in Dubai and how to read a good deal is a useful read, and owners often overlook one cost in particular, covered in service charges, the question owners forget to ask.

Your rights: a tenant cannot be evicted just because the contract ended

This is the point that surprises many renters. A landlord cannot make you leave simply because the contract reached its end date. Eviction requires specific legal grounds, and a long notice period.

Under Law 33 of 2008, a landlord can only seek eviction at the end of a contract on limited grounds, mainly that the owner or a first-degree relative needs the property for personal use and has no suitable alternative, that the property is being sold, or that it requires demolition or major renovation. Even then, the landlord must serve 12 months written notice through a notary public or by registered mail. A message by email, SMS, or WhatsApp does not count. If you believe a notice is not valid, the Rental Disputes Centre is the body that hears these cases.

Common renewal problems and how to handle them

Disagreement over a rent increase

Check the proposed rent against the RERA rental index first. If it goes beyond the legal cap, or was served late, you are within your rights to decline it and, if needed, raise the matter with the Rental Disputes Centre.

A late or last-minute increase

If the landlord did not give 90 days notice, the rent stays the same for the next period. Keep your dates and your written records so you can point to them.

Missing documents or a stuck online renewal

Gather everything in the checklist above before you start. If the online renewal will not go through, an approved Trustee centre can complete it for you.

Frequently asked questions

How much notice is needed to change a tenancy contract in Dubai?

At least 90 days written notice before the contract end date, given by whichever party wants to change a term, such as a rent increase. This is set under Law 33 of 2008, which amends Law 26 of 2007. If that notice is not served in time, the contract renews on the same terms and the same rent for the next period.

Does my tenancy contract renew automatically in Dubai?

Yes. If neither the landlord nor the tenant serves valid 90-day notice to change a term, the contract is treated as renewed on the same conditions. You still renew the Ejari registration to keep the contract recorded with the DLD. Automatic renewal protects you from sudden changes, but it does not replace updating Ejari.

Can my landlord increase the rent when I renew?

Only within the RERA rules. The increase has to fall within the limits set by the RERA rental index for your area, and it has to be served with at least 90 days written notice. If your rent is already close to the market average, no increase is allowed. See our RERA rental increase rules in Dubai guide for the exact bands.

Can a landlord refuse to renew or evict me when the contract ends?

Not simply because the term is up. Eviction at the end of a contract is allowed only on specific grounds, such as the owner needing the property for personal use, a sale, or major renovation, and it requires 12 months written notice served through a notary public or registered mail. A tenant cannot be removed without those grounds and that notice.

How do I renew my Ejari online?

Use the Dubai REST app or the DLD online channels. Log in with your Emirates ID, choose the Ejari renewal option, upload the signed tenancy contract and supporting documents, then pay the fee by card. You receive the renewed Ejari certificate once it is processed, with no need to visit a centre in person.

When should I start the renewal process?

Start around 90 days before your contract ends. That gives both sides time to serve any notice within the legal window, check the rent against the RERA index, and sort the paperwork without rushing. Leaving it to the last week is what causes most avoidable problems.

If you would like a hand reviewing your contract, checking a rent increase against the RERA index, or finding a better home at renewal, our team is happy to help. See our services, get in touch, or message us on WhatsApp.