At Amani AlKindi Advocates & Legal Consultants L.L.C, our Real Estate and Lease Cases Department, led by Senior Legal Consultant Hussein Nathir Al-Taoomah, Head of the Advisory Board, provides unparalleled legal expertise in rental and real estate disputes.

With over 8,000 real estate and lease cases handled for some of Dubai’s largest commercial companies — and a success rate exceeding 95% — our department stands among the most experienced and effective in the UAE. Our distinguished record stems from a deep understanding of Dubai’s Real Estate Regulatory Authority (RERA) framework and the intricate legal dynamics governing landlord-tenant relationships.

As one of the world’s premier destinations for real estate and property rentals, Dubai attracts a vast number of residents, businesses, and investors. To ensure balance, fairness, and transparency in the rental market, the Dubai Tenancy Law — enforced by RERA — governs the relationship between landlords and tenants, protecting the rights and obligations of both parties.

Before signing any lease or tenancy contract in Dubai, it is crucial to understand the laws and decrees issued by RERA to avoid disputes and ensure compliance with local regulations.

The Real Estate Regulatory Agency (RERA) has established four key legal instruments that define and regulate tenancy relationships:

1. Law No. 26 of 2007

Regulates the relationship between landlords and tenants in the Emirate of Dubai, forming the foundation of tenancy law.

2. Decree No. 33 of 2008

Amends Law No. 26 of 2007, introducing crucial updates such as:

- Mandatory registration of all lease contracts via the Ejari system (by either the landlord or tenant).
- Prohibition against double leasing of the same property.
- Revised provisions for tenancy termination, renewal, and notice requirements.

3. Decree No. 26 of 2013

Establishes the Rental Dispute Settlement Center (RDSC) to expedite resolution of rental conflicts through simplified, fast-track procedures.

Its goal: to promote economic stability and investor confidence within Dubai’s real estate sector.

4. Decree No. 43 of 2013

Regulates rent increases upon contract renewal, according to the Dubai Rent Index. The permissible rent increase depends on how much the current rent deviates from the average market rate.

This decree applies to all properties in Dubai — including those in private development zones, free zones, and the Dubai International Financial Centre (DIFC) — ensuring consistent rent regulation across the emirate.

Under Dubai’s Tenancy Law, tenants enjoy a range of rights designed to protect them from unfair practices and provide housing stability. Key provisions include:

- Mandatory Ejari registration of the lease by either party (landlord or tenant).
- Automatic renewal of the lease if the tenant continues occupancy after expiry without landlord objection, under the same terms and duration (or for one year).
- Property transfer to a new owner does not affect the tenant’s rights to occupancy.
- Advance notice — landlords must notify tenants of any rent or contract term changes at least 90 days before the lease expiry.
- Early termination is only permissible under the terms explicitly stated in the lease agreement.
- Rent stability — landlords cannot increase residential rent within the first three years of signing the initial tenancy contract.
- Non-payment of rent entitles the landlord to file a case with the Execution Judge to impose penalties or eviction as per legal procedure.

Landlord’s Obligations

- Deliver the property in good, habitable condition.
- Allow the tenant full and lawful enjoyment of the property.
- Perform necessary maintenance and repairs unless otherwise agreed.
- Avoid making structural changes that impair tenant use.
- Provide permits for tenant-requested modifications, where applicable.

Tenant’s Obligations

- Adhere to all terms and conditions of the lease.
- Return the property in the same condition upon vacating (excluding normal wear and tear).
- Remove any alterations or improvements unless otherwise agreed.
- Pay all agreed-upon rent and associated fees on time.
- Compensate for damages or failure to maintain the property.

Under the Dubai Rent Law 2022, eviction may occur under specific circumstances — either before or at the end of the lease term.

1. Before Lease Expiry

Eviction is permissible if:
- The tenant fails to pay rent within 30 days of receiving formal notice.
- The tenant subleases or re-rents the property without written consent.
- The tenant uses the property for illegal or immoral purposes.
- The tenant abandons the commercial premises for 30 consecutive or 90 non-consecutive days without justification.
- The tenant causes damage or endangers the property.
- The property is used for purposes other than those stated in the lease.
- The property is earmarked for demolition or redevelopment by the authorities.

Note: Tenants may also terminate the lease early by mutual agreement with the landlord, subject to compensation or replacement by a new tenant.

2. Upon Lease Expiry

Eviction is allowed if:
- The property requires major renovation or reconstruction, rendering continued occupancy impractical.
- The landlord wishes to demolish or rebuild the property (tenant has priority to return within one month of notice).
- The landlord or a first-degree relative intends to occupy the property and owns no alternative residence.
- The landlord intends to sell the property.

All eviction notices must be issued through a notary public or registered mail, providing at least 12 months’ advance notice before the eviction date.