04.06.2024

Know Your Rights and Responsibilities: A Guide for Tenants in Dubai

As a tenant in the Dubai, it’s crucial to understand your rights and responsibilities clearly. Renting a property in the Dubai comes with legal implications, and being informed about these can help tenants avoid disputes such as disagreements over the return of the security deposit or disputes about the property’s condition at the end of the tenancy. This understanding can ensure a smooth tenancy experience.

Know Your Rights:

1. Tenants Contract: Every tenant in the Dubai should have a written tenants contract. This contract should outline the tenancy terms and conditions, including the lease duration, rental amount, payment terms, and other relevant details. Tenants must review this document carefully before signing and seek legal advice.

2. Security Deposit: Landlords in the Dubai can request a security deposit from tenants, normally equivalent to 5% of the yearly rent for unfurnished and 10% for furnished properties. This deposit should be returned to the tenant at the end of the rental period, provided that the property is in the same condition as when the lease began, with normal wear and tear expected. General wear and tear refers to the gradual deterioration of the rental property over time, even with regular use, and does not include damage caused by negligence or misuse.

3. Maintenance and Repairs: The landlord or owner is responsible for ensuring that the property is well managed and well maintained and carrying out any necessary repairs. Tenants must promptly report any maintenance-related issues to the landlord or property management company, and these concerns should be addressed promptly.

4. Privacy and Notice: Landlords must respect tenants’ privacy and provide reasonable notice before entering the leased property, except in cases of emergency. This allows tenants to prepare for any inspections or maintenance activities.

5. Lease Renewal: If a tenant wishes to renew their lease, they should communicate their intention to the landlord well before the lease expiration date, ideally three months in advance. It’s essential to understand the renewal terms and conditions, including any potential changes to the rental amount.

Understanding Your Responsibilities:

1. Rental Payments: Tenants are responsible for making rental payments according to the terms stipulated in the tenancy contract. Adhering to the agreed-upon payment schedule is crucial to maintaining a good landlord-tenant relationship.

2. Property Maintenance: While landlords are responsible for significant repairs, remember that you, as a tenant, play a crucial role in keeping the rented property in good condition. This includes keeping the premises clean, promptly reporting damages, and using the property reasonably. By adhering to these responsibilities, you not only fulfil your obligations but also contribute to a pleasant living environment for yourself and others.

3. Compliance with Rules and Regulations: Tenants are expected to comply with the general rules and regulations set forth by the building management or homeowners’ association. This may include adhering to noise regulations, proper waste disposal, and following community guidelines. Non-compliance with these rules will result in penalties or even eviction, so it’s important to understand and follow them.

4. Giving Notice: When tenants decide to vacate the property, they must give the landlord sufficient notice per the tenancy contract terms. This typically involves writing a formal notice letter and sending it to the landlord via registered mail or email. This allows the landlord to make necessary arrangements for the property’s re-rental and ensures a smooth transition for both parties.

Seeking Legal Assistance:

If you have any disputes or legal concerns related to a tenancy in the Dubai, remember that obtaining legal assistance from a reputable law firm is not only important but can also provide you with a sense of security. Chancery Chambers Law Firm in Dubai provides expert legal guidance and representation for tenants, ensuring their rights are protected, and any present and future disputes are resolved fairly and efficiently, giving you peace of mind.
Understanding the responsibilities and rights of tenants in the DUbai is essential for fostering positive landlord-tenant relationships and ensuring a harmonious living environment. By being well-informed and seeking legal guidance when necessary, tenants can navigate the intricacies of tenancy law with confidence and peace of mind.

Legal Framework & References – RERA, DLD, Tenancy Decree, RDC, free-zone exceptions

Dubai’s rental market is anchored in the “Tenancy Law,” primarily Law No. (26) of 2007 and its amendment Law No. (33) of 2008, which set out core rules on written contracts, rent changes, maintenance, and termination. The Dubai Land Department (DLD) oversees registration and services, such as Ejari, the mandatory registration of tenancy contracts—now offered through official e-services. Unregistered leases are at risk in disputes.

RERA (the Real Estate Regulatory Agency), established by law, sits within DLD and regulates property leasing practices and systems, such as Ejari, providing standard forms and guidance that underpin landlord-tenant compliance.

Disputes go to Dubai’s Rental Disputes Settlement Centre (RDC), created under Decree No. (26) of 2013, which has exclusive jurisdiction to resolve most landlord-tenant cases in the Emirate and to hear appeals per its competencies.

Rent adjustments reference the official index and caps issued under Decree No. (43) of 2013, which prescribes the permissible percentage increase on renewal based on how the current rent compares with the index.

Free-zone exceptions: Certain areas apply their own regimes. Notably, the DIFC utilises its dedicated Leasing Law (DIFC Law No. 1 of 2020) and regulations, with contracts registered at the DIFC Registrar of Real Property—meaning that DIFC tenancy disputes and requirements can differ from those in “onshore” Dubai.

Together, these instruments—Tenancy Law (2007/2008), DLD/RERA systems (Ejari), RDC procedures, the rent cap decree, and free-zone carve-outs—form the practical legal map that every Dubai tenant should know.

Recent Legal / Regulatory Updates (2024–2025)

1. RERA Rental Index refresh (Mar 2024): Dubai has updated its rent index, clarifying that any increase on renewal must follow the index brackets and be notified 90 days in advance; only one adjustment is allowed per year.
2. Ejari via WhatsApp (2025): Dubai enabled AQARI / WhatsApp registration for Ejari, further digitising lease compliance and reducing processing time for tenants and landlords.
3. Mandatory co-occupant disclosure (Aug 2025): Tenants must list all occupants residing in a unit on Ejari. The rule targets unlicensed co-living and improves residency records; authorities have paired this with stricter enforcement against unsafe partitions.
4. RDC e-services tightening (2025): DLD/RDC rolled out additional online procedures, including registration/renewal of leases by judicial decision and execution-stage dispute services—applicable where parties need RDC orders to complete Ejari or enforce payments.
5. Free-zone note (DIFC): The DIFC continues to apply its Leasing Law No. 1 of 2020, along with the Leasing Regulations 2023. Tenants in the DIFC should track these regime-specific updates separately from onshore Dubai rules.

Overall, 2024–2025 changes emphasise index-based rent adjustments, fuller occupancy transparency, and faster digital dispute/registration workflows—reducing ambiguity and improving enforceability across the tenancy lifecycle.

Tenant Rights in Dubai

Right to a written tenancy contract

Every lease must be in writing and clearly describe the unit, term, rent, payment method and purpose of use. A valid lease cannot be unilaterally terminated during its term except by mutual consent or under the law. Registering the contract on Ejari is required to safeguard rights and access to services.

Right to fair rent & proper notice before increase.

Rent is specified in the contract; renewals allow review against the market and RERA criteria. Any party wishing to amend the terms (including rent) must provide at least 90 days’ notice before expiry, unless otherwise agreed. Permissible rent-increase bands on renewal are capped by Decree No. 43 of 2013, based on the current rent’s comparison to the rental index.

Right to maintenance & essential services

Unless agreed otherwise, the landlord is responsible during the lease for property maintenance and repairing defects that affect intended use; the landlord must deliver the property in good condition and avoid changes that impede full use. Ordinary wear and tear is not the tenant’s liability.

Right to deposit refund.

Landlords may take a security deposit to ensure property maintenance, but must refund it (or the remainder) at lease end. Deductions must relate to tenant-attributable damage beyond fair wear and tear; disputes go to the tribunal.

Right to dispute resolution (RDC)

Dubai’s Rental Disputes Settlement Centre (RDC) has specialist jurisdiction to hear most landlord-tenant disputes and appeals as set out in Decree No. 26 of 2013. The RDC provides a judicial path to determine rent, enforce refunds, order maintenance, or grant eviction where the statutory grounds are met.

Ancillary protections at renewal and eviction

If neither party objects and the tenant stays after expiry, the lease renews for the same term or one year (whichever is shorter) on the same terms. Eviction before term is tightly limited (e.g., persistent non-payment after notice, unlawful subletting); on expiry, eviction requires statutory grounds and 90 days’ prior notice for reasons like owner’s personal use or major works supported by an attested technical report.

Free-zone caveat

Where a unit is in a jurisdiction like DIFC, the DIFC Leasing Law and regulations apply instead of onshore rules; tenants there should follow the free-zone’s regime and registrar processes.

Tenant Responsibilities in Dubai

Timely rent payment

Tenants must pay rent and any agreed-upon instalments on the dates and in the method specified in the written lease. Late or missed payments can trigger statutory remedies for the landlord, including notices and claims before the Rental Disputes Settlement Centre (RDC). Keeping bank transfer proofs and receipts aligned with the contract schedule is essential.

Care of property

Tenants must use the premises only for the agreed purpose, keep them in a prudent, tenant-like condition, and avoid alterations without consent. Damage beyond fair wear and tear is the tenant’s liability; structural and major repairs typically remain the landlord’s responsibility unless the contract reallocates some of these obligations. Return the unit to the handover condition, allowing for everyday use.

Compliance with community rules

In multi-unit or master-community developments, tenants must adhere to building and community regulations (e.g., noise, waste, common-area use, parking, and pet policies). These rules are incorporated by reference through the lease and real estate regulations; breaches may expose tenants to contract penalties or RDC actions. Keep copies of circulars and building notices with your tenancy file.

Notices, renewals & cooperation

If either party intends to amend terms or not renew, written notice—commonly 90 days before expiry—applies unless the lease states otherwise. Tenants should cooperate with Ejari registration, inspections at move-in/out, and reasonable access for urgent repairs, documenting communications in writing.

Early termination obligations

Dubai law does not grant a unilateral right to break a fixed-term lease. Exiting early is by mutual agreement or based on a contractual break clause; otherwise, the tenant may owe agreed penalties or the balance until re-letting, subject to RDC assessment of mitigation and actual loss. Provide formal notice as per the lease, settle utilities, and complete the handover to minimise exposure.

Overall, paying on time, caring for the unit, following community rules, honouring notice periods, and handling any early exit strictly in accordance with the contract are the core expectations for tenants in Dubai.

Table: Tenant vs Landlord Duties

Below is a quick, practical split of day-to-day obligations under Dubai’s onshore tenancy regime. Use it at move-in, renewal, and handover to check who is responsible for what, and to align your contract with standard practices. Ensure every duty here is reflected in your written lease and Ejari registration. For maintenance, adhere to the default rule (the landlord handles structural/major works, while the tenant covers minor wear/consumables) unless you explicitly reallocate responsibilities in the contract. For rent reviews, apply the 90-day notice and the RERA rent index bands on renewal. Always document inspections, service requests, and deposit deductions with dated photos, emails, and receipts—this evidence is essential if a dispute goes to the RDC.

Topic	Tenant (Dubai onshore)	Landlord (Dubai onshore)
Contract & registration	Sign lease; provide IDs; cooperate with Ejari.	Provide valid title; issue standard lease; enable Ejari.
Rent & increases	Pay on schedule per lease.	Apply increases only per RERA index with 90-day notice.
Maintenance & repairs	Minor wear/consumables; report defects promptly.	Structural/major repairs; deliver habitable premises.
Utilities & services	Open/close accounts; pay usage bills.	Ensure building services and common areas function.
Access & privacy	Allow reasonable access for urgent repairs.	Give reasonable notice before access; respect privacy.
Deposit handling	Return keys; no damage beyond fair wear.	Hold lawfully; refund balance; itemise lawful deductions.
Community rules	Follow house rules/by-laws.	Enforce/communicate rules; manage building compliance.
Early termination	Follow break clause/settlement if agreed.	Consider mitigation; settle per contract/RDC if disputed.
Disputes	File at RDC with evidence.	Respond/comply with RDC orders and timelines.

 

Dispute Scenarios & Case Studies

1) Deposit withheld after move-out

A tenant returned keys with dated photos showing only fair wear and tear. The landlord deducted the full deposit for repainting and minor scuffs. The tenant filed at the RDC with the lease, Ejari, handover checklist, and photos. The tribunal ordered a partial refund, noting landlords must hand over and maintain premises fit for use and may only deduct for damage beyond normal wear; tenants must return the unit in comparable condition.

2) Essential maintenance not performed

An AC failure persisted for ten days in August despite written notices. The tenant sought urgent relief at the RDC to compel repairs and compensation for days without cooling. Citing the landlord’s duty to maintain defects affecting intended use, the RDC directed immediate repair and a rent offset for loss of amenity; major system maintenance sits with the landlord unless clearly reallocated in the lease.

3) Early exit due to job relocation

Mid-term, a tenant needed to relocate. The lease had no break clause. After talks failed, the tenant applied to the RDC. Because early termination is not a statutory right, the centre weighed contractual loss and mitigation (re-letting). It endorsed a settlement covering one month’s rent, advertising fees, and repainting, balancing the landlord’s proven loss with the tenant’s timely notice and cooperation.

Across cases, thorough documentation—Ejari, notices, photos, receipts—and the RDC’s streamlined procedure often decide outcomes.

Process & Timeline Guidance

Filing at the Rental Disputes Centre (RDC): Create an RDC account, enter lease details, add parties, state your requests, and upload documents, then submit the case. Typical documents include: Ejari-registered lease, Emirates ID/passport, proof of payments (rent/deposit), dated notices/emails, utility bills, and title deed copy if available. The RDC also offers an amicable settlement filing path before adjudication.

Stages & timing: After registration, conciliators may attempt settlement; otherwise, the case proceeds to judgment by the competent circuit. Timelines vary by complexity, but the RDC is mandated to provide a specialised, streamlined judicial route for landlord–tenant matters, with appeals available per Decree No. (26) of 2013. Prepare organised evidence to avoid adjournments.

Paperwork checklist:

1. Ejari certificate + lease; payment receipts/cheques; correspondence (notices with dates); photos/inspection reports; IDs; any PoA if a representative files. File everything in Arabic or with certified translations where required.

Lease registration & fees (Ejari): Register or renew your tenancy via DLD e-services or Trustee Centres. Published fees (e-services): AED 100 plus AED 10 knowledge and AED 10 innovation fees. At Trustee Centres: AED 120 plus partner service fees (AED 95 + VAT). Keep Ejari current—unregistered leases are at a disadvantage in disputes.

Notarisation/authorisations: The lease itself is typically not notarised; however, if an agent files on your behalf, a notarised/certified Power of Attorney may be required by the RDC and service centres.

Tip: Serve statutory 90-day notices for renewals/changes to avoid procedural dismissal, and retain delivery proof.

Costs & Financial Expectations

Ejari registration: Online via DLD/Dubai REST costs AED 100 plus AED 10 knowledge and AED 10 innovation (total AED 120). Registering at Real Estate Services Trustee Centres is AED 120, plus partner fees of AED 95 + VAT.

RDC filing fees: First-instance rental lawsuits are charged at 3.5% of the annual rent (or lease value), with a minimum of AED 500. Caps apply: up to AED 20,000 for eviction/renewal/termination cases; monetary claims are capped at AED 15,000. Additional fixed charges include AED 100 process service, AED 25 for Power of Attorney registration (if applicable), and AED 10 each for knowledge and innovation. If filed via Trustee Centres, add AED 130 + VAT partner fees.

Other possible costs: Arabic translation, where required, typically ranges from AED 100 to 300 per document/page; some firms quote approximately AED 210/page. Parties sometimes recover fees in judgments, but outcomes vary by case.

Budgeting tip: For an annual rent of AED 100,000, the base RDC fee is AED 3,500; expect the above fixed charges in addition to any legal representation costs.

Checklist Section

“Before You Sign a Lease” – mini checklist

Download and keep this one-pager with your tenancy file.

1. Verify the landlord’s ownership (title deed or Oqood for off-plan properties).
2. Match unit details across lease and Ejari (including name, unit, dates, rent, and payments).
3. Confirm maintenance scope (who pays for AC, plumbing, appliances).
4. Record condition photos/videos at move-in and attach them to the contract.
5. Add deposit terms, including the amount, refund timeline, and deduction rules.
6. Capture notice periods (renewal, rent change, non-renewal).
7. Check community rules (pets, parking, alterations).
8. List co-occupants if required; align with building policy.
9. Save service numbers: landlord/agent, building FM, DLD/RDC links.

Do’s & Don’ts for Tenants

Do:

1. Register/renew Ejari promptly and keep receipts.
2. Serve notices in writing and retain proof of delivery.
3. Report defects early via email/portal with dates and photos.
4. Close utilities and obtain clearance letters before handover.

Don’t:

1. Pay unreceived cash or accept unregistered leases.
2. Make alterations without written approval.
3. Ignore community violations or access requests for urgent repairs.

FAQs

Conclusion

Understanding your rights and responsibilities before you sign—or renew—keeps rent increases predictable, deposits protected, and maintenance timely. In Dubai, the combination of a written lease, Ejari registration, and clear notices (especially the 90-day rule) is your best defence against disputes. If issues arise, organise your evidence and use the RDC’s streamlined pathway for settlement or judgment. For tailored guidance on your contract, rent review, or a pending handover, book a short consultation with our Dubai landlord–tenant team. We can review your lease, outline next steps, and assist you in preparing filings if needed. Download the “Before You Sign a Lease” checklist to prevent costly mistakes from day one.