Dubai Rent Disputes: Rent Increases, Eviction and the Rental Disputes Center
Most Dubai tenancy disputes turn on three documents: the Ejari-registered contract, the renewal notice and the eviction notice. The law is Dubai Law No. 26 of 2007 as amended by Law No. 33 of 2008. Rent can rise only at renewal, only within the scale in Decree No. 43 of 2013, and only after at least 90 days' notice unless the contract says otherwise. When the lease ends, a tenant can be evicted only on four grounds, with 12 months' notice served by notary public or registered mail. Disputes go to the Rental Disputes Center (RDC) at the Dubai Land Department. All of this is Dubai-specific. Abu Dhabi, Sharjah and the other emirates have their own tenancy laws and their own dispute bodies.
This guide is for both sides. Many of our clients are overseas owners who let an apartment through a manager. For the numbers side (net yield, service charges, vacancy) see rental yield in Dubai; this article is about the rules and the disputes.
The rent increase calculator, explained
At renewal the parties may renegotiate any term, including the rent (Article 13). If they cannot agree, the RDC can set a fair rent. The ceiling on any increase comes from Decree No. 43 of 2013, which compares the current rent with the average rent for similar units in the RERA rent index:
| Current rent below the index average by | Maximum increase |
|---|---|
| Up to 10% | No increase |
| 11% to 20% | 5% |
| 21% to 30% | 10% |
| 31% to 40% | 15% |
| More than 40% | 20% |
The decree binds every landlord in Dubai, private or public, including in special development zones and free zones such as the DIFC. Since 2 January 2025 the Dubai Land Department has run the Smart Rental Index, which adds a building classification; the calculator is on the DLD website and app.
Three worked examples:
- Rent AED 100,000, index average AED 130,000. The gap is 23% (30,000 / 130,000), which falls in the 21–30% band: up to 10%, so a maximum of AED 110,000.
- Rent AED 100,000, index average AED 108,000. The gap is 7.4%, so no increase is allowed.
- Rent AED 80,000, index average AED 140,000. The gap is 42.9%, so up to 20%, a maximum of AED 96,000.
The 90-day rule. A party that wants to change the terms at renewal must notify the other at least 90 days before the lease expires, unless the parties agreed otherwise (Article 14). "Notice" in the law means written notice through a notary public, by registered mail, by hand, or by another technological means recognised by law (Article 2). Run the calculator on the date you send the notice and keep a copy of the result.
A persistent myth. The 2007 text barred any increase during the first two years. Law No. 33 of 2008 replaced that article. What applies today is the decree scale plus the 90-day notice.
Renewal and termination basics
- Ejari registration. All leases covered by the law, and every amendment, must be registered with RERA (Article 4(2)); the system is Ejari. The RDC asks for the Ejari contract as the first filing document.
- Holding over. If the lease expires and the tenant stays without objection, the lease renews for the same term or one year, whichever is shorter, on the same terms (Article 6).
- No walking away. Neither side can terminate a valid lease unilaterally during its term, only by agreement or on a ground set out in the law (Article 7).
- Sale does not end the lease. A new owner takes the property subject to a fixed-term lease (Article 28). Neither does death: the lease continues with the heirs (Article 27).
- Security deposit. Refundable at the end of the lease, or the balance after legitimate deductions (Article 20).
- No self-help. A landlord may not cut services or otherwise disturb the tenant's use (Article 34).
Eviction during the lease
Before the lease expires, eviction is possible only on the grounds in Article 25(1). The ones that come up most:
- Unpaid rent not paid within 30 days after the landlord serves a notice demanding payment, unless otherwise agreed.
- Subletting without the landlord's written consent.
- Illegal use, or use for a purpose other than the one agreed.
- Damage or dangerous alterations, whether deliberate or through gross negligence.
- Any other breach of the law or the contract not remedied within 30 days of a notice.
- Structural danger certified by Dubai Municipality, or government-mandated demolition.
- Commercial premises left empty without good reason for 30 consecutive days or 90 days in a year, unless otherwise agreed.
For these grounds the notice must go through a notary public or by registered mail. While an eviction case is running, the tenant must keep paying rent (Article 31).
Eviction at the end of the lease: the 12-month notice
When the lease expires, the landlord can seek eviction only if (Article 25(2)):
- the owner will demolish and rebuild, or add structures that prevent use, with the required permits;
- the property needs restoration or comprehensive maintenance that cannot be done with the tenant in place, confirmed by a Dubai Municipality technical report;
- the owner, or a first-degree relative, will live there, and the owner proves they have no other suitable property; or
- the owner is selling.
The landlord must give the reasons at least 12 months before the eviction date, through a notary public or by registered mail. An email or WhatsApp message does not satisfy this.
If the tenant leaves because the owner needs the property for personal use, the owner cannot re-let it for two years (residential) or three years (non-residential); otherwise the tenant may claim fair compensation (Article 26). After demolition or renovation, the former tenant has a right of first refusal, to be exercised within 30 days of being notified (Article 29).
Filing with the RDC
The Rental Disputes Center has exclusive jurisdiction over landlord-tenant disputes in Dubai, including in free zones. It does not hear disputes in free zones that have their own courts with jurisdiction over leases, lease-finance contracts, or long-term leases under Law No. 7 of 2006 (Decree No. 26 of 2013, Article 6).
How a case runs:
- Register online at rdc.gov.ae or at a Real Estate Services Trustees centre (one business day).
- Mediation. Except urgent and interim applications, disputes can go to the Mediation and Conciliation Directorate. It aims to settle within 15 days of the parties' appearance; that period can be extended. An approved settlement is enforceable, and half the filing fee is refunded.
- First instance decides within 30 days of referral, extendable.
- Appeal within 15 days from the day after the judgment hearing. If a party never appeared and filed no defence, the period runs from service of the judgment.
- Enforcement through the RDC's own enforcement directorate.
Limits on appeal. Judgments in claims worth less than AED 100,000 are final, except for eviction judgments, jurisdiction errors, relief beyond what was requested, defective service or representation, forged evidence, or concealed documents. To appeal a money judgment, the debtor deposits half of the amount awarded (refundable); the RDC chairman may waive this. Appeal judgments are final.
RDC fees (rdc.gov.ae, as of 24 September 2026)
| Item | Fee |
|---|---|
| Eviction, renewal, rent claim, termination, return after demolition | 3.5% of annual rent, min AED 500, max AED 20,000 |
| Pure monetary claims | 3.5% of the claim, min AED 500, max AED 15,000 |
| Process service | AED 100 |
| Power of attorney registration | AED 25 |
| Knowledge and innovation fees | AED 10 each |
| Filing through a Trustees centre | plus AED 130 + VAT |
For an eviction claim you also need the notarised notice with the notification officer's report, or the registered-post notice with proof of receipt. Without proof of service there is no eviction claim.
Landlord checklist (especially if you live abroad)
- Is the lease, and every renewal, registered in Ejari?
- Was the increase checked against the DLD calculator on the notice date?
- Did the renewal notice go out at least 90 days before expiry, by a method that proves the date?
- For end-of-lease eviction: is the ground one of the four, and did the notice go out 12 months ahead by notary or registered mail?
- Is your manager letting the unit to several unrelated occupants? Dubai Law No. 4 of 2026 requires a Dubai Municipality permit for shared housing, with fines from AED 500 to AED 500,000, doubling for a repeat within a year up to AED 1 million. The law takes effect 180 days after publication, and existing operators get a one-year transition.
Tenant checklist
- Check any increase against the calculator yourself.
- Check the dates: did the notice arrive 90 days (increase) or 12 months (eviction) ahead, and by the right method?
- Answer any payment demand in writing within the 30-day window.
- Keep paying rent during a dispute.
A dispute with a developer or building manager is a different route; see RERA complaints.
Frequently asked questions
How much can my landlord raise the rent in Dubai?
From 0% to 20%, depending on how far your current rent sits below the RERA index average for similar units. The DLD calculator gives the answer for your unit on a given date.
Can I be evicted because the owner is selling?
Only when the lease ends, and only with 12 months' notice served by notary public or registered mail. A sale during the term does not end the lease.
What can a landlord do if the tenant stops paying?
Serve a notice demanding payment. If the rent is not paid within 30 days, the landlord can file for eviction and for the arrears at the RDC.
Does this apply in Abu Dhabi or Sharjah?
No. Each emirate has its own tenancy regime. Our fees depend on the case, and the first consultation is free; see real estate services.
Sources
- Dubai Law No. 26 of 2007 regulating the relationship between landlords and tenants: https://dlp.dubai.gov.ae/Legislation%20Reference/2007/Law%20No.%20(26)%20of%202007.html (checked 24.09.2026)
- Dubai Law No. 33 of 2008 amending Law No. 26 of 2007: https://dlp.dubai.gov.ae/Legislation%20Reference/2009/Law%20No.%20(33)%20of%202008%20Amending%20Law%20No.%20(26)%20of%202007.html (checked 24.09.2026)
- Decree No. 43 of 2013 determining rent increases: https://dlp.dubai.gov.ae/Legislation%20Reference/2013/Decree%20No.%20(43)%20of%202013%20Determining%20Rent%20Increase%20for%20Real%20Property.html (checked 24.09.2026)
- Decree No. 26 of 2013 concerning the Rent Disputes Settlement Centre: https://dlp.dubai.gov.ae/Legislation%20Reference/2013/Decree%2026%20of%202013.html (checked 24.09.2026)
- RDC, Register First Instance Lawsuit (Rental), fees and documents: https://rdc.gov.ae/en/eservices/register-first-instance-lawsuit-rental/ (checked 24.09.2026)
- DLD, Smart Rental Index 2025 launch: https://dubailand.gov.ae/en/news-media/smart-rental-index-announcement (checked 24.09.2026)
- Dubai Media Office, Law No. 4 of 2026 on shared housing: https://mediaoffice.ae/en/news/2026/march/11-03/mohammed-bin-rashid-issues-law-regulating-the-management (checked 24.09.2026)
This is a general overview, not legal advice. In tenancy disputes, deadlines run from service dates and the method of notice often decides the case. We review your contract and correspondence individually.