Renting Out Property in Dubai: A Landlord's Guide to Ejari, Rent Increases and Notice Rules

The short answer

Any owner, resident or overseas, can rent out a property in Dubai, provided the tenancy contract is registered with RERA through Ejari. Rent can only be raised at renewal, by an amount capped under Decree No. 43 of 2013 according to how far the current rent sits below the RERA rent index, and only if the tenant is told at least 90 days before the contract expires. To take a property back for sale or personal use, the landlord must give 12 months' notice through a notary public or by registered post, effective when the contract expires.

The rules at a glance

Registration	Every tenancy contract and amendment must be registered with RERA (Ejari)
Rent increase	Only at renewal; capped at 0% to 20% depending on the gap to the RERA rent index
Notice to change terms	At least 90 days before the contract expires
Unpaid rent	Eviction can be sought if rent is not paid within 30 days of written notice
Recovering the property	12 months' notice via notary public or registered post, for sale, personal use, demolition or major maintenance
Re-letting after personal use	Not for 2 years (residential) or 3 years (non-residential)
Disputes	Heard by the Rental Disputes Center in Dubai

1. Register the lease: Ejari

Dubai's tenancy law, Law No. 26 of 2007 as amended by Law No. 33 of 2008, requires all tenancy contracts and any amendments to them to be registered with the Real Estate Regulatory Agency (RERA). Ejari is the Dubai Land Department system that does this. Registration matters for both sides: the tenant needs the Ejari certificate to set up utilities and for many government services, and the landlord needs a registered contract to rely on if a dispute reaches the Rental Disputes Center.

In practice, most residential leases in Dubai run for one year, with rent paid by post-dated cheques and a refundable security deposit agreed in the contract. These are market conventions rather than legal requirements, so set them out clearly in the contract itself.

2. How much rent can rise at renewal

Decree No. 43 of 2013 sets the maximum increase a landlord can ask for when a tenancy is renewed. It compares the current rent with the average market rent for similar units, taken from the rent index approved by RERA:

Current rent is…	Maximum increase at renewal
Less than 10% below the average market rent	No increase
11% to 20% below	5% of the current rent
21% to 30% below	10% of the current rent
31% to 40% below	15% of the current rent
More than 40% below	20% of the current rent

Example: an apartment is let at AED 100,000 a year and the index shows an average of AED 130,000 for similar units. The current rent is about 23% below the average, which falls in the 21% to 30% band, so the most the landlord can ask for at renewal is 10%, taking the rent to AED 110,000. If the index average were AED 108,000, the rent would be less than 10% below it and no increase would be allowed.

Check the index figure for your own unit with the Dubai Land Department's rental index before you propose a new rent; it is the number the Rental Disputes Center will use.

3. The 90-day rule

If either party wants to change any term of the contract at renewal, including the rent, the law requires them to notify the other at least 90 days before the contract expires, unless both agree otherwise. A landlord who misses that window generally has to renew on the same terms. Diarise the date as soon as a lease is signed.

4. When a landlord can end a tenancy

During the contract

Article 25(1) of the tenancy law lists the grounds on which a landlord can seek eviction before the contract expires. They include failure to pay rent within 30 days of written notice, subletting without the landlord's written approval, using the property for an illegal purpose or one other than that agreed, and causing damage or making changes that endanger the property.

When the contract expires

Article 25(2) allows a landlord to recover the property at expiry in four cases: demolition or reconstruction, renovation or major maintenance that cannot be done with the tenant in place, the owner's own use or use by a first-degree relative, and sale of the property. In each case the tenant must be given the reasons at least 12 months before the eviction date, through a notary public or by registered post.

An owner who recovers a property for personal use may not let it to someone else for at least two years in the case of residential property, or three years for non-residential property. Otherwise the tenant can ask the Rental Disputes Center for compensation.

5. Selling a tenanted property

A tenanted property can be sold with the tenant in place; the lease continues and the buyer becomes the landlord. If the buyer wants vacant possession, the 12-month notice above still applies. That is why owners who expect to sell within a year or two should plan the notice well ahead, and why buyers of tenanted property should ask to see the Ejari and any notices already served. Our guide to buying property in Dubai as a foreigner covers the purchase side.

A landlord's checklist

• Clear any outstanding service charges and have the title deed to hand
• Check the RERA rent index for your unit before setting or raising the rent
• Use a written tenancy contract and register it in Ejari
• Record the security deposit, the payment schedule and who pays for maintenance in the contract
• Document the property's condition at handover with dated photographs
• Diarise the 90-day date before each expiry
• Serve any 12-month notice through a notary public or by registered post, and keep proof of delivery
• For holiday lets rather than annual tenancies, check Dubai's separate holiday-home permit rules first

How LMG helps

LMG Properties is a Dubai-based real estate firm offering residential and investment property across Dubai, the UAE and selected international markets. Its leasing and management service covers tenant sourcing, lease administration and full property management for landlords, which is what most overseas owners need once a purchase completes. See our services, our Dubai and UAE property page, or contact the Dubai team.

Questions

Can a foreign owner rent out a property in Dubai?

Yes. An owner does not need to live in the UAE to let a property in Dubai. The tenancy contract must be registered with the Real Estate Regulatory Agency (RERA) through the Ejari system, and many overseas owners appoint a property manager in Dubai to handle tenants, renewals and maintenance.

What is Ejari?

Ejari is the Dubai Land Department system for registering tenancy contracts. Dubai's tenancy law requires every tenancy contract, and any amendment to it, to be registered with RERA, and the Ejari certificate is what tenants use to connect utilities and what the Rental Disputes Center looks for in a dispute.

How much can a landlord increase rent in Dubai?

It depends on how far the current rent is below the average market rent in the RERA rent index. Under Decree No. 43 of 2013 there is no increase if the rent is less than 10% below the average, and the maximum increase is 5% if it is 11% to 20% below, 10% if 21% to 30% below, 15% if 31% to 40% below, and 20% if more than 40% below.

How much notice must a landlord give to raise the rent in Dubai?

At least 90 days before the tenancy contract expires. Dubai's tenancy law requires either party who wants to change any term of the contract on renewal, including the rent, to notify the other no less than 90 days before the expiry date, unless they agree otherwise.

Can a landlord evict a tenant to sell the property in Dubai?

Yes, but only when the tenancy contract expires and with 12 months' written notice served through a notary public or by registered post. The same 12-month notice applies if the owner wants the property for personal use or for a first-degree relative, or for demolition or major maintenance.

Can a landlord re-let a property after evicting a tenant for personal use?

Not straight away. After recovering a property for personal use, the landlord may not let it to someone else for at least two years for residential property and three years for non-residential property, otherwise the former tenant can claim compensation.

Based on Dubai Law No. 26 of 2007 as amended by Law No. 33 of 2008 and Decree No. 43 of 2013, as published by the Dubai Legislation Portal and the Dubai Land Department, checked on 2026-10-02. Rules change from time to time and each case turns on its own facts; confirm the current position before you act. This page is general information, not legal advice.