Dubai tenancy agreement explained for renters

A Dubai tenancy agreement is the legal contract between a landlord and a tenant that sets out the property, the term, the rent, how rent is paid, and who is responsible for what. To be recognised by the Dubai Land Department it must be registered through Ejari, the official tenancy registration system run under RERA. Without an Ejari record the contract is hard to enforce and you cannot set up DEWA, apply for a residence visa, or file a rental dispute.

This guide explains how the Dubai tenancy agreement works, what a good one contains, and what tenants and landlords should check before they sign.

What a Dubai tenancy agreement is

Most rentals in Dubai run on a fixed term of 12 months. The contract is governed by Law No. 26 of 2007 and its amendments, and overseen by RERA under the Dubai Land Department. RERA publishes a unified tenancy contract template, so the document you sign will look familiar across agencies.

The agreement names the parties, identifies the unit, and locks in the rent and the start and end dates. Rent is commonly paid by post-dated cheques, often 1, 2 or 4 cheques across the year, though bank transfer is increasingly accepted. Fewer cheques usually mean a slightly stronger negotiating position on price.

If you are still comparing homes, you can browse current listings and read our guide on how to read a good rental deal before you commit to a number.

What a good tenancy agreement contains

Every Dubai tenancy agreement should be clear on these points. If any are vague or missing, ask for them in writing before signing.

• The parties: full legal names of landlord and tenant, plus Emirates ID and passport details.
• The property: exact unit, building, community, and whether it is furnished or unfurnished.
• The term: start and end dates, and the renewal terms.
• The rent and payment: total annual rent, number of cheques, due dates, and any late penalty.
• The security deposit: amount, what it covers, and how and when it is refunded.
• Maintenance: who handles minor repairs and who handles major ones.
• Use of the property: rules on subletting, pets, and any community bylaws.
• Exit terms: notice required and any early-termination penalty.

The security deposit

The security deposit is held by the landlord against damage and unpaid bills. In Dubai it is commonly 5 percent of the annual rent for an unfurnished home and around 10 percent for a furnished one. It is refundable at the end of the tenancy, subject to the condition of the property allowing for normal wear and tear. Take dated photos of the unit on move-in day so there is no argument later.

Who pays for maintenance

Unless the contract says otherwise, minor maintenance is usually the tenant's responsibility and major maintenance is the landlord's. Minor means the small day-to-day items. Major means the structural and core systems, such as the air conditioning unit or plumbing behind the walls. Read this clause carefully, because some landlords set a small cap, for example the first AED 500 of any single repair, on the tenant.

Registering the contract with Ejari

Ejari registration is mandatory and it is what makes the tenancy legally recognised. You register through the Dubai REST app, the DLD website, or an approved typing centre. You will need the signed contract, passport and Emirates ID copies, the title deed, and a recent DEWA bill or unit details.

The Ejari certificate is then required to connect DEWA, process a residence visa linked to the property, and open a case at the Rental Dispute Settlement Centre if needed. We cover the full process in our step-by-step Ejari guide.

Rent increases and renewals

A landlord cannot raise the rent freely. Increases are capped by the RERA rental index, which compares your rent to the average for similar units in the same area. If a unit is already close to the market average, no increase may be allowed at all.

The landlord must also give 90 days written notice before the contract ends if they intend to change any term, including the rent. We explain the bands in detail in our guide to RERA rent increase rules, and walk through the steps in how to renew a tenancy contract in Dubai.

Ending a tenancy and eviction

This is the area tenants most often get wrong, so it is worth being precise.

During the contract

A landlord cannot evict a tenant mid-term simply because they want the unit back. Eviction during the term is only allowed on specific legal grounds set out in Article 25 of Law No. 26 of 2007, such as the tenant failing to pay rent within 30 days of a formal notice, subletting without written consent, or using the property illegally.

At the end of the term

To recover the property at the end of the contract for personal use by the owner or a first-degree relative, or to sell, demolish or carry out major renovation, the landlord must give 12 months written notice. That notice must be served through a notary public or by registered mail. A verbal warning or a text message does not meet the requirement.

If there is a dispute

Disagreements over rent, deposits, maintenance or eviction are handled by the Rental Dispute Settlement Centre at the Dubai Land Department. You file with your tenancy contract, Ejari certificate, latest DEWA bill, and ID. Keeping every document and message in writing makes any future case far simpler.

What to check before you sign

A quick checklist for tenants and landlords alike.

1. Confirm the person signing is the registered owner or an authorised agent. 2. Match the rent, term and cheque dates in the contract to what you agreed verbally. 3. Read the maintenance clause and the deposit refund terms in full. 4. Make sure the contract will be registered on Ejari, and get your copy of the certificate. 5. Photograph the unit's condition on the day you take the keys.

Doing this once at the start prevents most rental problems later. If you are a landlord, getting the contract and Ejari right also protects your rental income and your right to recover the property when you need it.

Frequently asked questions

Is Ejari registration mandatory for a Dubai tenancy agreement?

Yes. Ejari registration is compulsory for every tenancy in Dubai and is what makes the contract legally recognised by the Dubai Land Department. Without it you cannot reliably set up DEWA, link a residence visa to the property, or open a case at the Rental Dispute Settlement Centre.

How much is the security deposit in Dubai?

The security deposit is commonly 5 percent of the annual rent for an unfurnished property and around 10 percent for a furnished one. It is refundable at the end of the tenancy, provided the property is returned in good condition allowing for normal wear and tear.

Who pays for maintenance, the landlord or the tenant?

Unless the tenancy agreement states otherwise, minor day-to-day maintenance is usually the tenant's responsibility and major or structural maintenance is the landlord's. Always read this clause carefully, because some contracts shift a capped amount of repair cost onto the tenant.

Can a landlord evict me during the contract?

Not without legal grounds. During the term, eviction is only allowed under Article 25 of Law No. 26 of 2007, for reasons such as unpaid rent after a 30 day notice, unauthorised subletting, or illegal use. To recover the property at the end of the term for personal use or sale, the landlord must give 12 months written notice through a notary public or registered mail.

Can a landlord increase the rent every year?

No. Rent increases are capped by the RERA rental index, which compares your rent to similar units in the same area, and no increase may apply if your rent is already near the market average. The landlord must also give 90 days written notice before the contract ends to change any term.

What should I check before signing a tenancy agreement in Dubai?

Confirm the signer is the registered owner or an authorised agent, check the rent, term and cheque dates match what you agreed, and read the maintenance and deposit clauses in full. Make sure the contract will be registered on Ejari, get your certificate, and photograph the unit's condition before you move in.

If you want help finding the right home or reviewing a tenancy agreement before you sign, our team is happy to guide you. Contact ERE Homes or message us on WhatsApp and we will walk you through it.