Renting Property in Dubai: Complete FAQ

Ejari is the Dubai Land Department's online rental registration system. All residential leases must be registered with Ejari within 30 days of lease start. Registration is free and can be done via the DLD website. Ejari provides legal proof of the lease, protects both parties and allows tenants to access DLD dispute resolution if landlord violates terms. Without Ejari registration, the lease is unenforceable and disputes are harder to resolve. Landlords must register; if they refuse, tenants can file a complaint with RERA.

RERA caps annual rent increases: 0% in the first year of a new lease, 5% in the second year, 10% in the third year and beyond. If current market rent is 20% or more above the current rent, the landlord may increase to no more than 120% of the current rent (a 20% cap). Increases must be notified in writing at least 90 days before lease renewal. If rent increases exceed the cap, the tenant can file a complaint with RERA and request reduction. Rent is frozen if the lease is disputed in court.

No. RERA prohibits eviction without legal cause: e.g., non-payment of rent (30+ days overdue), property damage beyond normal wear, criminal activity, or end of lease without renewal. Landlords must follow formal eviction procedures: send written notice 30-90 days in advance, file a complaint with RERA or Dubai Courts and obtain a court judgment. Illegal eviction (e.g., changing locks, shutting utilities) is a criminal offense. A tenant has the right to a hearing and legal representation. Self-help eviction is not permitted.

A Rent Increase Notice (RIN) is a formal letter from the landlord proposing a rent increase within RERA-allowed limits (0/5/10/20%). The notice must be in writing, in Arabic or English, sent via registered mail or DLD portal and delivered 90 days before lease renewal. If the tenant disagrees, they can object in writing within 30 days. RERA will evaluate whether the increase complies with the cap and comparable market rents. If the landlord's increase exceeds the cap, RERA reduces it. Ignoring an RIN may result in lease termination at the end of the term.

Landlords are responsible for structural repairs: roof, foundation, walls, main water/electrical lines. Tenants are responsible for cosmetic damages and movable items. Common disputes arise over broken AC (structural), faulty plumbing (landlord), or broken light fixtures (tenant). Major repairs must be completed within 7-30 days depending on urgency. If a landlord delays critical repairs (e.g., broken water supply), the tenant can request rent abatement, hire a contractor and deduct costs from rent (if authorized by RERA), or break the lease without penalty. Document repair requests via email.

Service charges (AED 20-50 per sqft annually) are typically the landlord's responsibility for residential properties, though some leases shift them to tenants. Commercial leases commonly pass service charges to tenants. The lease should explicitly state allocation. If not specified, RERA presumes the landlord pays. Service charges cover building maintenance, common areas, security, garbage and landscaping. If a landlord's failure to pay results in service disruption, the tenant can withhold rent or terminate the lease. Always clarify service charge responsibility before signing.

If the landlord fails to make critical repairs (e.g., no running water, broken AC, roof leaks), the tenant has several options: (1) Request rent abatement (percentage reduction) during the repair period; (2) Hire a contractor and deduct the cost from rent if authorized by RERA; (3) File a complaint with RERA and request lease termination without penalty. RERA must order repairs within 7-30 days depending on severity. If the landlord ignores the order, the tenant can terminate and recover their deposit. Document all repair requests and RERA communications.

Yes, but the property must be registered as a rental asset. You must register each lease with Ejari within 30 days. Residential leases are subject to RERA rent caps and tenant protections, so you cannot charge arbitrary rates. If the property is mortgaged, check your mortgage agreementsome banks restrict leasing without approval. If buying off-plan, verify the developer allows leasing (most do, but some branded residences restrict). If you own an apartment in a community with rental restrictions, you may be prohibited entirely. Always verify before buying if rental income is your strategy.

Security deposits are capped at 1 month's rent for residential leases. The landlord holds the deposit as collateral for damages beyond normal wear and tear. Normal wear includes minor paint fade, worn carpet, or light scuffs. Landlords cannot deduct for normal wear. At lease end, the landlord has 30 days to return the deposit or provide an itemized list of deductions with photos/quotes. Disputed deductions can be challenged at RERA. If the landlord illegally withholds deposits, you can file a complaint and recover the deposit plus penalties.

No. RERA prohibits non-refundable fees for lease registration, processing, or administrative costs. The only allowed charges are the security deposit (1 month max) and rent. Any other fees are illegal. If a landlord or agent charges a "registration fee," "processing fee," or "document fee," refuse to pay and report the violation to RERA. Violation of this rule can result in fines of AED 5,000-10,000 for the landlord. Always verify what's included before signing a lease.

A lease break clause allows the tenant to terminate early without penalty, usually after a minimum period (e.g., 6-12 months). If the lease includes a break clause, the tenant must notify in writing 30-60 days in advance and can leave without forfeiting the deposit. If there is no break clause, early termination is treated as a breach and the landlord can pursue damages (remaining rent) unless RERA grants an exemption. Breaking a lease without a clause costs the tenant the security deposit plus potential lawsuit. Always read the break clause before signing.

For residential leases, either party can terminate at lease end with 90-180 days' written notice (specified in the lease). If notice is not given by the deadline, the lease automatically renews unless otherwise stated. If a tenant wants to leave mid-lease without a break clause, they must negotiate with the landlord or face a breach claim. Landlords must provide 90-180 days' notice if not renewing. A tenant cannot be forced to renew. Disputes over termination notice are commondocument all notices in writing via registered mail or DLD portal.

No. Rent is fixed for the full lease term. Increases can only occur at renewal, subject to RERA caps (0/5/10/20% depending on year). A landlord cannot demand a rent increase mid-lease. If they do, the tenant should refuse and document the demand. If the landlord threatens eviction or service disruption, file a complaint with RERA or contact a lawyer. The only exception: if inflation/market conditions justify an exceptional increase (20%+ cap), the landlord can propose it at renewal, not mid-lease.

An unfurnished lease includes the unit and basic fixtures (doors, windows, light fittings, built-in cabinets). A furnished lease includes furniture, appliances and white goods (AC, refrigerator, washing machine, sofas). Furnished units typically lease for 15-30% higher monthly rates. Furnished leases often include utility setup and maintenance packages. Verify the lease specifies which items are included and their condition. At lease end, both parties should document the property condition with photos to avoid disputes over missing or damaged furnishings.

Utilities (DEWA electricity/water, gas if applicable) are typically the tenant's responsibility unless the lease states otherwise. The landlord is responsible for connecting utilities and ensuring infrastructure is functioning. The tenant pays monthly DEWA bills for consumption. Service charges (if applicable) are usually landlord responsibility. Internet and cable are tenant costs unless bundled. Confirm utility allocation in the lease before signing. If the landlord's property lacks utility infrastructure, the landlord must install and absorb connection costs; the tenant pays for consumption only.

Subleasing is allowed only with explicit landlord written consent. If the lease is silent on subleasing, RERA presumes the landlord can refuse. Subleases must be registered with Ejari as separate rentals. The subtenant benefits from RERA protections (rent caps, maintenance). The original tenant remains liable to the landlord if the subtenant breaches. Many landlords prohibit subleasing entirely or allow it only with a sublease fee. Always request landlord approval in writing before subletting; unauthorized subleasing can result in eviction.

Commercial leases (offices, retail, warehouses) are not covered by RERA Decree 43/2013. They are negotiated freely between landlord and tenantno rent caps, no mandatory Ejari registration, no standard eviction protections. Commercial parties have more flexibility but less protection. Service charges are almost always tenant responsibility. Lease terms are longer (3-5 years) and rates are market-based without RERA oversight. Commercial tenants should hire lawyers to negotiate favorable terms; protections are not automatic.

The RERA Rental Dispute Centre resolves tenant-landlord disputes without going to court. Common cases: rent increase disputes, non-payment of rent, maintenance failures, security deposit deductions, lease termination disagreements. Filing is free. Complaints can be filed online via RERA website or in person at RERA offices. The dispute center typically has one mediation session, then a conciliation hearing within 14-30 days. Decisions are final and binding. Average case resolution: 30-60 days. Court litigation is slower (3-12 months) and more expensive, so RERA is the preferred venue.

Yes, if rent is 30+ days overdue. The landlord must follow RERA procedure: send a written notice of non-payment, give the tenant 14 days to pay, then file an eviction complaint with RERA or the Courts. The tenant has the right to a hearing. If the tenant demonstrates hardship (e.g., employer delayed salary), RERA may grant a grace period. Once a court judgment is issued, the tenant must vacate within 30-60 days. Non-payment is the fastest eviction ground. If you're unable to pay, negotiate with the landlord immediatelyeviction destroys your credit and visa status.