Dubai Tenancy Renewal and Eviction Notice Rules

Yes, in effect. Article 6 of Law No. 26 of 2007 says that if the lease term ends and the tenant stays in the property without objection from the landlord, the contract renews for the same term or for one year, whichever is shorter, on the same terms.

That is why many tenants carry on after their first year without signing anything new. Register each renewal on Ejari anyway. You need an up to date Ejari for family visa sponsorship and for any case at the Rental Disputes Center.

The landlord can still change terms at renewal, provided they follow the notice rules below and keep any rent increase within the limits linked to the RERA rental index.

Article 14, as amended by Law No. 33 of 2008, says that unless the parties agree otherwise, either side that wants to amend any term of the lease on renewal must notify the other at least 90 days before the contract expires. The Dubai Land Department applies the same rule to rent: any increase or decrease must be notified no less than 90 days before expiry.

If your landlord misses the 90-day window, the proposed change should not apply at that renewal and the existing terms continue. It works for you as well. Want fewer cheques or a lower rent? Put the request in writing before the 90-day point.

Even with proper notice, Decree No. 43 of 2013 caps the size of any rent increase, measured against the RERA rental index. EQT's guide to Dubai rent increase rules shows how to check the permitted amount.

Article 25(2), as amended, allows a landlord to seek eviction on expiry of the lease in four cases only. The list is exhaustive, so wanting a new tenant at a higher rent is not a legal ground.

For any of the four, the landlord must give you the reasons at least 12 months before the eviction date, served through a notary public or by registered mail. The Dubai Land Department confirms that at least 12 months must separate the notification from the requested eviction date. A WhatsApp message, an email or a verbal warning does not meet this requirement.

A sale alone does not end your current lease. Article 28 says a transfer of ownership does not affect your right to stay for the rest of a fixed-term lease signed with the previous owner. A new owner who wants the property empty must follow the same 12-month notice rule.

The four grounds:

The law adds a safeguard for own-use evictions. Under Article 26, as amended, where the tribunal rules for the landlord on an own-use or first-degree relative ground, the landlord may not rent the property to a third party for at least two years (residential) or three years (non-residential) from the date they retake possession.

A landlord who breaks that restriction can face a claim for fair compensation from the former tenant at the tribunal. Keep an eye on the listing portals after you leave, and if your old home appears for rent soon after an own-use eviction, save dated screenshots.

After a demolition or renovation eviction, Article 29 gives you a right of first refusal to return once the work is done, at a rent set under the law's criteria, provided you take it up within 30 days of the landlord notifying you.

Only for the specific reasons in Article 25(1), as amended. Unpaid rent is the most common: unless the parties agreed otherwise, the landlord can seek eviction if the tenant fails to pay the rent, or part of it, within 30 days of being served a notice to pay. A bounced cheque alone does not let the landlord change the locks. The notice and the legal process still apply.

For grounds that arise during the term, the landlord must serve notice through a notary public or by registered mail. Most of the other grounds concern how you use or look after the property:

Outside these cases, a landlord cannot end a valid lease early on their own. If a notice does not fit any ground, or arrived by the wrong method, take advice before you agree to move.

The Rental Disputes Center (RDC) is Dubai's tribunal for landlord and tenant disputes, and both sides can file. An eviction claim needs proof of the legal notice, such as the notarised notice or the registered post receipt. You register cases online through the RDC website or at Real Estate Services Trustee Centres, with your latest Ejari, ID, a bank letter or statement showing your IBAN, and supporting documents in Arabic or translated into it.

Eviction, renewal, rent and termination cases cost 3.5% of the annual rent, minimum AED 500 and maximum AED 20,000. Money claims cost 3.5% of the amount claimed, capped at AED 15,000. Small fixed fees are added, including AED 100 for process service. The RDC also offers an amicable settlement route, and you get half the fee back if the case settles.

A weak notice can often be answered with a calm written reply quoting the relevant article, with no filing needed.

Twelve months is a long notice period by design, and it gives you time to plan. Use it to set your budget, compare communities and pick a move date that fits school terms or work changes.

EQT helps people relocating to Dubai, and residents who need to move, find a rental home. Send us your budget, preferred areas and move-in date, and we will reply with a shortlist that fits, with the contract terms explained before you sign.