Register Every Lease Through Ejari
Every residential lease in Dubai must be registered through Ejari, the Dubai Land Department's official tenancy contract registration system. It's a legal requirement, not optional — an unregistered lease is far harder to enforce in a rental dispute.
Who's Responsible
Legally the landlord, though RERA allows this to be delegated to your agent, property manager, or the tenant. In practice, tenants often handle the paperwork and fee.
Process & Timeline
15–30 minutes online via the Dubai REST app. You receive the e-Contract Registration Certificate by email. Must be renewed with every lease renewal.
Since 2022, all co-occupants — family members, flatmates, anyone living in the unit besides the named tenant — must also be registered in Ejari, within 7 days of moving in.
Increasing Rent Legally
Rent increases in Dubai aren't discretionary — they're capped by Decree No. 43 of 2013, based on how far your current rent sits below the RERA Rental Index (the "Smart Rental Index" as of 2025) for comparable units in the same area.
| Current Rent vs. Index | Maximum Legal Increase |
|---|---|
| Within 10% of index | 0% |
| 11–20% below index | 5% |
| 21–30% below index | 10% |
| 31–40% below index | 15% |
| More than 40% below index | 20% |
You must give the tenant at least 90 days' written notice before the lease renewal date if you intend to raise the rent — anything less isn't enforceable.
🧮 Rent Increase Checker
Maximum Legal Increase
5%
Maximum New Annual Rent
AED 84,000
Based on Decree No. 43 of 2013's five-band rule: your current rent is roughly 11.1% below the RERA average for similar units. Check the actual RERA Rental Index via the Dubai REST app for your specific area and unit type before serving a notice.
Security Deposits & Tenant Screening
The market standard is a security deposit of 5% of annual rent for unfurnished units, or 10% for furnished units, held by the landlord (or via a property manager) for the lease term and refunded — minus any legitimate deductions for damage — at the end of the tenancy. Screen tenants with the same diligence you'd want applied to you: income verification, employer letter, and a check of their payment history where possible.
Ending a Tenancy the Right Way
You can't simply ask a tenant to leave at the end of a lease term without valid legal grounds and proper notice — this is the area landlords most commonly get wrong.
12-Month Notice Required For:
- Selling the property
- Personal use by you or a first-degree relative
- Major renovation (with Dubai Municipality permits already obtained)
24-Month Notice Required For:
- Demolition of the building
- Renovation that makes the unit fully uninhabitable
💡 The Detail Landlords Miss
Eviction notice must be delivered via notary public or registered mail — notice sent by email, SMS, or WhatsApp has no legal standing under Article 25 of Law No. 26 of 2007 (as amended by Law No. 33 of 2008). If you skip this formality, your notice period effectively hasn't started, no matter how long ago you sent the message.
Self-Manage or Hire a Property Manager?
Property management companies typically charge 5–10% of annual rent to handle tenant sourcing, rent collection, maintenance coordination, and Ejari renewals on your behalf. It's worth it if you're not based in the UAE, own multiple units, or simply don't want the operational load — self-managing makes more sense for a single, local, hands-on owner.
If you're weighing long-term rental against short-term/holiday-home income instead, we cover that comparison in full in our Airbnb vs. long-term rental yield guide.
📰 Sources & Further Reading
Rules and figures referenced in this guide draw on Driven Properties' 2026 Ejari registration guide, Engel & Völkers' RERA Rent Calculator guide, and KHLegal's 2026 eviction notice guide. Rental laws and index figures change — always verify current rules via the Dubai REST app or a licensed conveyancer before serving any notice.
Frequently Asked Questions
How much can a landlord legally increase rent in Dubai?
Under Decree No. 43 of 2013: 0% if within 10% of the RERA index, 5% if 11-20% below, 10% if 21-30% below, 15% if 31-40% below, and 20% if more than 40% below.
How much notice does a landlord need to increase rent?
At least 90 days' written notice before the lease renewal date.
How much notice does a landlord need to evict a tenant?
At least 12 months' written notice via notary public or registered mail for sale, personal use, or renovation. Demolition or unit-uninhabitable renovation requires 24 months.
Need Help Managing Your Rental?
Talk to a Dahabi Homes consultant about tenant sourcing, Ejari handling, and full property management — especially if you're renting out a Dubai property from abroad.