Knowledge Centre · Updated August 2026
Dubai Rental Law 2026: The Complete Guide
Every rule that governs a Dubai tenancy sits in five instruments, not one. This is what each of them actually says — the notice periods, the rent-increase tiers, the eviction grounds and the procedural deadlines — cited from the Dubai Legislation Portal rather than repeated from other websites.
Direct answer
Dubai tenancies are governed by Law No. 26 of 2007 as amended by Law No. 33 of 2008. Rent increases are capped by Decree No. 43 of 2013 against the RERA rent index. Disputes go to the Rental Disputes Centre, created by Decree No. 26 of 2013, which has exclusive jurisdiction including in free zones. From 26 August 2026, Law No. 4 of 2026 adds a permit regime for shared housing.
There is no single "Dubai Rental Law 2026". What changed in 2026 is an explanatory memorandum on Article 34 and the new shared-housing law — the tenancy law itself was not rewritten.
The notice periods, in one table
More misinformation circulates about notice periods than any other part of Dubai tenancy law. These are the periods the Law actually sets.
| Situation | Period | Basis |
|---|---|---|
| Changing rent or any contract term at renewal | 90 days before expiry | Art. 14 |
| Eviction for non-payment of rent | 30 days from service of Notice | Art. 25(1)(a) |
| Eviction for breach of another obligation | 30 days from service of Notice | Art. 25(1)(h) |
| Eviction at expiry — demolition or reconstruction | 12 months | Art. 25(2)(a) |
| Eviction at expiry — comprehensive restoration | 12 months | Art. 25(2)(b) |
| Eviction at expiry — owner's personal use | 12 months | Art. 25(2)(c) |
| Eviction at expiry — owner wishes to sell | 12 months | Art. 25(2)(d) |
| Tenant's heirs terminating after death | 30 days | Art. 27 |
| Right of first refusal after reconstruction | 30 days from notification | Art. 29 |
The most repeated error in Dubai property content
Many websites state that a landlord who wants to sell needs to give only 90 days' notice. That is wrong. All four grounds for eviction at the end of a tenancy carry the same 12-month notice, served through a Notary Public or by registered mail. The 90 days in Article 14 is a different thing entirely: notice to change the terms or the rent, not notice to leave.
Rent increases — Decree 43 of 2013
The cap is not a flat percentage. It depends on how far the current rent sits below the average rent for similar units, measured against the Rent Index of the Emirate of Dubai — delivered today through the Dubai Land Department's Smart Rental Index, which classifies buildings from one to five stars.
| Current rent vs. market average | Maximum increase on renewal |
|---|---|
| Up to 10% below | 0% — no increase permitted |
| 11% – 20% below | 5% |
| 21% – 30% below | 10% |
| 31% – 40% below | 15% |
| More than 40% below | 20% |
Two conditions sit alongside the cap. The increase must be notified at least 90 days before expiry under Article 14, and where the parties cannot agree, Article 13 lets the Tribunal determine a fair rent.
When a landlord can evict
Article 25 splits into two very different situations, and confusing them is the single most common reason an eviction case fails.
During the tenancy — Art. 25(1)
Nine grounds. The tenancy is cut short because something has gone wrong.
- Rent unpaid 30 days after a Notice is served
- Subletting without written consent
- Illegal or immoral use of the property
- Commercial premises left empty 30 consecutive or 90 non-consecutive days
- Changes endangering safety, or deliberate damage
- Use conflicting with the permitted purpose
- Risk of structural collapse, on a technical report
- Any other breach not remedied within 30 days of Notice
- Government demolition mandate
At expiry — Art. 25(2)
Four grounds only, each needing 12 months' notice.
- Demolition, reconstruction, or adding buildings
- Restoration that cannot be done with the tenant in place, verified by technical report
- Owner's personal use, or a first-degree relative's — and the owner owns no suitable alternative
- The owner wishes to sell
Article 26 — the anti-abuse rule
Where a landlord recovers possession for personal use, they may not re-let to a third party for at least two years for residential property, or three years for non-residential. If they do, the tenant may apply to the Tribunal for fair compensation. There is no fixed multiplier — the Tribunal assesses it.
Law No. (33) of 2008 amending Law No. (26) of 2007 — Dubai Legislation Portal.Who is responsible for what
The landlord must
- Hand over the property in a condition allowing full use (Art. 15)
- Carry out maintenance and repair defects affecting the tenant's use, unless agreed otherwise (Art. 16)
- Refrain from changes preventing full use (Art. 17)
- Provide approvals the tenant needs for permitted works (Art. 18)
- Refund the security deposit (Art. 20)
- Not disconnect services or disturb the tenant (Art. 34)
The tenant must
- Pay rent on the agreed dates (Art. 12, Art. 19)
- Maintain the property as an ordinary careful person would (Art. 19)
- Not alter the property without permission and official licences (Art. 19)
- Not sublet without written consent (Art. 24)
- Return the property as received, fair wear and tear excepted (Art. 21)
- Keep paying rent throughout any dispute (Art. 31)
There is no "AED 2,000 maintenance rule"
You will find it stated across the Dubai property web that tenants are liable for repairs under AED 2,000. No such threshold exists in Law No. 26 of 2007 or anywhere else. Article 16 puts maintenance on the landlord unless the contract says otherwise. Many contracts do add a minor-repairs threshold — commonly AED 500 to 1,000 — but that is a term you agreed, not a rule of law, and it does not displace Article 16 for structural or habitability repairs.
Contract, registration and renewal
- Written and registered. The contract must be written and registered with RERA — this is Ejari (Art. 4).
- Automatic renewal. If the tenant stays on after expiry without the landlord objecting, the contract renews for the same term or one year, whichever is shorter, on identical terms (Art. 6).
- Sale does not end the tenancy. A change of owner does not affect the tenant's right to remain for the agreed fixed term (Art. 28).
- Death does not end it either. The lease continues with the heirs; the tenant's heirs may terminate on 30 days' notice (Art. 27).
- Amenities are included. Unless agreed otherwise, the rent covers pools, playgrounds, gyms and parking (Art. 11).
The Rental Disputes Centre — Decree 26 of 2013
| Stage | Limit |
|---|---|
| Conciliation / mediation | 15 days, extendable for equal periods |
| First Instance determination | 30 days from referral, extendable once by 30 |
| Filing an appeal | 15 days from judgment or notification |
| Reconsideration petition | 30 days |
| Judgments below AED 100,000 | Final — six narrow exceptions |
| Appeal deposit on a money judgment | 50% of the amount awarded |
Jurisdiction is exclusive and covers free zones, but excludes free zones with their own tribunals, lease-finance contracts and long-term registered leases. Since 2019 it also covers jointly-owned-property disputes under Law No. 6 of 2019.
What actually changed in 2026
Article 34 explained officially
An explanatory memorandum published on 8 March 2026 defines «إزالة التعرض» and «إثبات الحالة», confirming Dubai Police may order a landlord to stop cutting services and record the incident without a court order.
Tenant protectionShared housing regulated
Law No. 4 of 2026 introduces Dubai Municipality permits, occupancy standards, a DLD registry and a total ban on occupants subletting. In force 26 August 2026.
Owners & operatorsWhat did NOT change
The tenancy law was not rewritten. Notice periods, eviction grounds, the rent-increase tiers and RDC jurisdiction are unchanged. Treat "new 2026 rental law" headlines with care.
ContextKnow the rule — now apply it to your case
Knowing what Article 25 says is not the same as knowing which RDC service to file, what your file needs, and what must be in Arabic. That part we do.
Frequently asked questions
Is there a new Dubai rental law in 2026?
Not a replacement for the tenancy law. Law No. 26 of 2007, as amended by Law No. 33 of 2008, still governs tenancies. What is new in 2026 is Law No. 4 of 2026 on shared housing, in force 26 August 2026, and an official explanatory memorandum on Article 34 published in March 2026.
How much can my landlord increase the rent?
It depends on the gap between your current rent and the market average for similar units under the rent index. Within 10% of the average, no increase is allowed. 11–20% below allows 5%; 21–30% allows 10%; 31–40% allows 15%; more than 40% below allows 20%. Any increase also needs 90 days' notice.
How much notice must a landlord give to evict at the end of the contract?
Twelve months, served through a Notary Public or by registered mail, for all four grounds in Article 25(2) — including sale. Shorter notice does not become valid because it is common practice.
Can a landlord evict me for not paying rent?
Yes, but only after serving a Notice and waiting 30 days without payment (Article 25(1)(a)), and then obtaining a judgment from the RDC. A landlord cannot evict you personally, change the locks, or cut your services to achieve it.
What happens if my landlord sells the property?
Article 28 protects you: a change of ownership does not affect your right to remain for the fixed term agreed with the previous owner. A new owner who wants possession must serve a fresh 12-month notice.
Does my contract renew automatically?
Under Article 6, if you stay in the property after expiry and the landlord does not object, the contract renews on identical terms for the same period or one year, whichever is shorter.
Who pays for maintenance?
Article 16 puts maintenance, and repair of defects affecting your use of the property, on the landlord unless the contract says otherwise. There is no AED 2,000 statutory threshold — that is a widely repeated myth.
Can I stop paying rent while I am in dispute?
No. Article 31 is explicit that filing a case does not relieve the tenant of paying rent throughout the proceedings. If the landlord refuses to accept payment, deposit it with the RDC through the Offer and Deposit service.
Does Dubai rental law apply in free zones?
Decree 43 of 2013 on rent increases applies across the Emirate including free zones and special development zones such as the DIFC. The RDC's jurisdiction also covers free zones — except those operating their own tribunals.
Is my tenancy contract valid if it is not registered with Ejari?
Article 4 requires registration with RERA. In practice an unregistered contract makes enforcement much harder, but it does not leave you without a route: a claim can still be registered at the RDC by adding a request to prove the leasehold relationship, for which the Centre charges AED 500.
Can I appeal an RDC judgment?
Only in some cases. Judgments below AED 100,000 are final, except in six narrow situations — eviction judgments among them. Where an appeal lies, it must be filed within 15 days, and on a money judgment the appellant must deposit 50% of the amount awarded.
Where can I read the laws myself?
The Dubai Legislation Portal at dlp.dubai.gov.ae publishes the full text of Law 26/2007, Law 33/2008, Decree 26/2013 and Decree 43/2013 in Arabic and English. The Rental Disputes Centre publishes its own fee schedule and service requirements at rdc.gov.ae.
Related
Disclaimer. General information about Dubai tenancy legislation, not legal advice. Legislation is cited from the Dubai Legislation Portal and procedure from the Rental Disputes Centre as published at the date of writing. Taw-Theeq Corporate Services and Legal Translation LLC is a legal support services provider — not a law firm and not a government authority.