Tenants’ and landlords’ rights in Dubai: standard one-year tenancy agreement, security deposit, rent reviews and inventory of fixtures

 Do you dream of settle in or’investing in Dubai ? Would you like to know the rights of the tenant and the landlord ? You’ve come to the right place.

In Dubai, a standard tenancy agreement usually lasts for one year and must be registered via Ejari. The tenant enjoys legal protection (notice of termination, return of the deposit), whilst the landlord retains specific rights (payment, rent reviews, legal eviction).

To fully understand each obligation and know how to respond in the event of a dispute, this article provides a step-by-step guide.

Finding accommodation or to let out one’s property in Dubai is an exciting experience, but it can quickly become complicated if you are not familiar with the rules in force. The law, overseen by the RERA (Real Estate Regulatory Agency), clearly sets out everyone’s rights and responsibilities in order to prevent abuse.

However, many tenants and landlords are still unaware of the procedures involved, which leads to numerous disputes every year. In this comprehensive guide, we will look at:

• what a standard one-year tenancy agreement in Dubai entails; ;
  
• the tenant’s key rights (notice period, security deposit, inventory of fixtures); ;
  
• the landlord’s rights (rent review, inspection, return of the property); ;
  
• the available remedies in the event of a dispute and the crucial role of RERA mediation.

The aim? To give you everything you need to to rent or let a property in Dubai with complete peace of mind.

The standard tenancy agreement in Dubai: definition and legal framework

Unless otherwise specified in the contract, there is a default on a lease in Dubai.

1. Typical duration and registration (Ejari)

In Dubai, most tenancies last one year. This term protects both the tenant and the landlord.

Each contract must be registered on the Ejari platform. This registration is compulsory and ensures that the tenancy agreement is legally recognised by the authorities in Dubai.

The Ejari It also helps to prevent disputes, as all the terms of the contract are set out in it in an official and transparent manner.

2. Mandatory clauses

A tenancy in Dubai must contain certain mandatory clauses to be valid:

• Identity of the parties : full name, identity card or passport number of the tenant and the landlord.
  
• Property description : address, type of flat or villa, floor area, plot number.
  
• Amount of rent : annual amount, method of payment (often by post-dated cheques).
  
• Term of the lease : usually one year, with specific start and end dates.
  
• Renewal conditions : rules in the event of an extension or non-renewal.
  
• Security deposit : amount required and conditions for repayment.
  
• Obligations of the parties : routine maintenance to be carried out by the tenant; major repairs to be carried out by the landlord.

3. Automatic renewal / tacit renewal

In Dubai, a tenancy agreement is not automatically renewed. You need a agreement between the landlord and the tenant to extend it into the following year.

However, the law stipulates that if one of the parties does not wish to renew the contract, they must give at least 90 days’ notice before the end of the contract.

If neither party gives notice, the tenancy may be renewed on the same terms, but this depends on the agreement and the practice with the landlord.

Joint obligations of landlords and tenants in Dubai

In Dubai,the landlord and the tenant Each has clear responsibilities to ensure the tenancy runs smoothly. Both must comply with the terms of the Ejari contract, such as the length of the tenancy and the terms of termination. They must also avoid anyillegal use housing and resolve disputes quickly through the RERA (property authority).

1. The security deposit

Let’s talk about the security deposit :

• The amount is usually equivalent to 5 % of the annual rent for an unfurnished property and 10 % for a furnished property.
  
• The deposit is used to to cover any damage caused by the tenant or unpaid bills, such as water, electricity or air-conditioning.
  
• The owner cannot use it freely during the hire period, he must keep it until the end of the tenancy.
  
• On moving out, provided the property is in good condition and all bills have been paid, the deposit must be returned in full to the tenant.
  
• In the event of a dispute, the tenant may bring a case before the RERA or the Land Tribunal to ensure that their rights are upheld.

2. Payment of rent and service charges

The tenant must pay the rent on time, to look after the property on a day-to-day basis and not to cause any deliberate damage:

• Paying rent in Dubai is often done in post-dated cheques (1, 2, 4 or 12, depending on the agreement). This is common practice and is legal.
  
• The owner may to refuse a monthly payment in cash and prefers to use fewer cheques, as this gives him greater security.
  
• If a cheque is dishonoured, the tenant risks bank charges and legal proceedings.
  
• Current expenses (water, electricity, air conditioning) are almost always payable by the tenant.
  
• Service charges (maintenance of communal areas, security, lifts) remain the responsibility of the owner.

3. Routine maintenance and repairs

Let’s talk maintenance and repairs :

• The owner must to carry out major repairs : central air conditioning, major plumbing works, roofing, building structure.
  
• The tenant is responsible for minor repairs and routine maintenance : painting, minor leaks, changing light bulbs, general housekeeping.
  
• The general rule : if the cost of the repair is minor, the tenant is responsible; if it is significant or structural, the landlord is responsible.
  
• The tenant must also keep the property in good working order and report any problems to the landlord straight away.
  
• Any breach may be noted in the exit inventory, which affects the return of the security deposit.

Tenants’ rights in Dubai

Tenants in Dubai have specific rights which they can exercise.

1. The right to a written and legally valid contract

In Dubai, every tenant has the right to’to obtain a written and legally binding contract. This is a requirement designed to protect both parties.

This tenancy agreement must be signed by the tenant and the landlord, and then registered with the official Ejari system.

An oral or unregistered tenancy agreement has no legal validity and exposes the tenant to significant risks in the event of a dispute.

Thanks to Ejari, tenants can be sure that their rights are protected by law, particularly with regard to rent, the length of the tenancy and the return of their deposit.

2. Right to remain on the premises / renewal

In Dubai, tenants have the right to to remain in the property until the end of the tenancy provided that they fulfil their obligations (payment of rent, maintenance, etc.).

In the case of a lease renewal, the law requires the landlord to give the tenant notice at least 90 days before the end if he wishes to change the rent or terminate the tenancy.

Without this notice, the contract may be renewed on the same terms, which protects the tenant from being forced to leave at short notice.

A tenant may only be evicted if a legal ground recognised by the RERA, such as the sale of the property or personal use declared by the owner.

3. Protection against unfair eviction

In Dubai, the tenant is protected against unlawful eviction. The landlord may not terminate the tenancy without good cause.

Legal grounds for eviction are limited:

• Sale of the property by the owner.
  
• Personal or family use as stated by the owner.
  
• Major works rendering the property uninhabitable.
  
• Serious breach of the tenancy agreement by the tenant (non-payment, unlawful use, etc.).

Even in such cases, the owner must provide a at least 12 months’ written notice, notified by registered post or bailiff.

If the landlord evicts the tenant without complying with these conditions, the tenant may take the matter to the RERA (Dubai Land Department) to assert his rights.

4. Rent review / notice of change

In Dubai, the owner cannot increase the rent as he sees fit. Everything is governed by the law and the RERA Rent Index.

• An increase is only possible if the current rent is lower than average market rents as defined by the RERA.
  
• The owner must give the tenant at least 90 days’ notice before the end of the tenancy for any changes (increase, renewal, non-renewal).
  
• In the absence of such written notice, the tenancy is automatically renewed on the same terms.
  
• The tenant may check the pay rise calculation for free on RERA’s online tool (Rental Increase Calculator).

5. Peaceful use / public services / no disconnections

It is a fundamental right of the tenant !

• The tenant is entitled to a peaceful enjoyment of the property, without any interference or disturbance from the owner.
  
• The landlord may not cut off the electricity, water or air conditioning to apply pressure, even in the event of late payment.
  
• These disconnections are unlawful and the tenant may immediately submit an official complaint to the RERA.
  
• Utility bills (DEWA, chiller, gas) are generally the tenant’s responsibility, but must remain active for the duration of the tenancy.
  
• The owner must to ensure people have a place to live, with uninterrupted access to essential services.

6. Return of the deposit and exit inspection

At the end of the tenancy, an exit inspection is carried out to check whether the property is returned in good condition.

The security deposit must be returned to the tenant, unless repairs are required due to abnormal damage.

Normal wear and tear (slightly faded paint, minor scratches) must not be deducted from the deposit.

The owner must provide clear invoices or evidence to justify any deductions.

Provided the property is returned in good condition and all paid invoices, the tenant gets their deposit back in full and promptly.

In the event of a dispute, the tenant may refer the matter to the RERA or the property tribunal for a ruling.

The landlord’s rights and prerogatives in Dubai

The landlord likewise, just like the tenant, can alwaysto assert one’s rights.

1. Demand payment and guarantees

The landlord is, of course, entitled to demand the payment of rent in accordance with the terms set out in the contract (often by post-dated cheques).

He may also request a security deposit, generally 5 % of the annual rent for an unfurnished property and 10 % for a furnished flat.

This repository is intended solely for to cover actual damages or outstanding invoices, not as a source of additional income.

In the event of a cheque being dishonoured or a payment not being made, the landlord may initiate legal proceedings before the courts or the RERA.

2. Inspection & monitoring

In Dubai, a landlord is entitled to to visit the property for an inspection or to carry out work, but he must follow certain rules.

• He must give reasonable notice, generally 24 to 48 hours before his visit.
  
• Visits must take place at convenient times and not to disturb the tenant unnecessarily.
  
• The tenant is entitled to protected privacy, so no sudden visits without prior agreement.
  
• Inspections must be related to maintenance, the repair or sale of the property, and not for any other reason.
  
• Any abuse may be challenged with the RERA, which protects the tenant against unauthorised access.

3. Repair of damage caused by the tenant

In Dubai, the landlord is entitled to ask the tenant to repair the damage or pay for it that he caused to the property.

• Damages attributable to are those caused by misuse or negligence (broken doors, shattered windows, unreported leaks, etc.).
  
• The security deposit may be used for to cover the cost of these repairs, but only if supported by evidence and valid invoices.
  
• Normal wear and tear (faded paint, small nail holes) should not be regarded as damage.
  
• If the tenant refuses to carry out repairs, the landlord may deduct the filing fees or refer the matter to the RERA for arbitration.
  
• This ensures a balance : the landlord protects their property, and the tenant is not held liable for normal wear and tear.

4. Rent increase at the end of the tenancy

In Dubai, a landlord cannot increase the rent freely. Everything is governed by the law and the RERA rent index.

• The increase is only possible at the end of the tenancy; never during the term of the tenancy.
  
• The landlord must give at least 90 days’ written notice before the end of the tenancy.
  
• The amount of the increase depends on the difference between the current rent and average market rents, as calculated by the Rental Index.
  
• Without prior notice, the tenancy is renewed automatically on the same terms.
  
• If the tenant considers the increase to be unreasonable, they may lodge a complaint with the RERA, which will rule on the matter in accordance with the law.

5. Right of eviction in accordance with the statutory grounds

Now that’s a sensitive subject!

In Dubai, a landlord cannot to evict a tenant at will. The law sets out specific cases of lawful eviction:

• Personal or family use : if the landlord wishes to live in the property themselves or to accommodate a first-degree relative.
  
• Sale of the property : whether he wishes to sell the flat or the villa.
  
• Major works : if major renovation work renders the property uninhabitable.
  
• Breach of the tenancy agreement by the tenant : outstanding payments, illegal use or prohibited activities.

Even in such cases, the landlord must give 12 months’ written notice, served by a bailiff or by registered post.

If these conditions are not met, the eviction is deemed to be unfair and unlawful, and the tenant may refer the matter to the RERA to have the proceedings set aside.

Litigation: legal remedies and dispute resolution in Dubai

In Dubai, when a dispute arises between tenant and landlord, there are clear and swift remedies:

• The first step is always to attempt to reach an amicable settlement, either in conversation or in writing.
  
• If this fails, both parties may refer the matter to the RERA (Real Estate Regulatory Agency).
  
• RERA offers a conciliation and checks that the Ejari contract is being complied with.
  
• In the event of a continuing disagreement, the case is referred to the Rental Dispute Settlement Centre (specialised property tribunal).
  
• This court reaches a verdict swiftly and its decisions have legal force.
  
• Fees for lodging a complaint are generally around 3.5 % of the amount in dispute, subject to a minimum threshold.
  
• Both the tenant and the landlord must provide the contract, evidence and receipts to defend their position.

Dispute mediation in Dubai: The role of RERA / RDC

In Dubai, two major players are settling property disputes : the RERA and the Rental Dispute Centre (RDC).

• Mediation through the RERA
  
  • RERA acts as a neutral intermediary between tenants and landlords.
    
  • He checks that the Ejari contract and the law are being complied with.
    
  • Mediation is often a quick process and helps to avoid costly legal proceedings.
    
  • Many straightforward disputes (security deposits, minor repairs, notice periods) are resolved at this stage.
    
• The Rental Dispute Centre (RDC)
  
  • If no agreement is reached, the case is referred to the RDC.
    
  • It is a court specialising in tenancy disputes.
    
  • Its decisions are official and enforceable in the same way as a standard court judgement.
    
  • The RDC reaches a decision quickly, often within a few weeks, which provides certainty and clarity.

Renting or letting in Dubai: get your paperwork sorted today!

You have now reached the end of this guide.

You now know what a standard one-year tenancy agreement in Dubai entails, the rights of each party and how to respond in the event of a dispute through RERA mediation. You have also learnt about the importance of the security deposit, the property inspection, and the procedures for rent reviews.

In short, mastering these rules enables you to’avoid costly mistakes and to maintain a balanced relationship between tenant and landlord. In Dubai, transparency and an understanding of the legal framework are your best allies.

If you are a tenant or a landlord, please be aware that it is It’s always safer to seek the support of an expert agency, capable of looking after your interests at every stage.

At Dubai Property, we help you understand your rights, safeguard your contracts and manage your assets with complete peace of mind. Our team specialises in Ejari procedures, RERA legislation and tenancy disputes.

→ Contact us today for a free consultation and find out how to rent or let your property safely in Dubai!