Most rental problems in Dubai do not start with a bad landlord or a bad tenant. They start with a contract nobody read properly. A vague maintenance clause, a missing break clause or an unclear deposit term can turn into a dispute a year later.
The good news is that Dubai's rental system is well structured. There is a standard contract, a clear tenancy law and a registration system that gives the agreement legal weight. If you understand how these fit together, you can spot problems before you sign instead of after.
This article walks through the Unified Tenancy Contract, what each key clause means under Dubai law, and a practical checklist for tenants and landlords.
Quick answer: A tenancy contract in Dubai must be written, signed by both parties and registered with RERA through Ejari. Most residential leases use the Dubai Land Department's Unified Tenancy Contract, with extra terms added in an addendum. Before signing, check the rent and cheque schedule, the security deposit terms, who pays for which repairs, the renewal and notice rules, early termination terms, and whether the property details match the title deed.
What Is a Tenancy Contract in Dubai?
A tenancy contract (also called a lease or rental agreement) is the written agreement that lets a tenant use a property for a set purpose and period in return for rent. In Dubai it applies to homes, offices, shops and warehouses.
The Law Behind It
Tenancies in Dubai are governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008. The 2008 law replaced several articles of the original, including the rules on rent, renewal notices and eviction. This matters because some websites still quote the original 2007 wording, which is no longer correct on those points.
The law requires the relationship to be governed by a written contract and requires every lease to be registered with RERA. Government departments and the dispute tribunal generally will not act on a contract that is not registered.
What Is the Unified Tenancy Contract?
The Unified Tenancy Contract is the standard lease form used for Ejari registration in Dubai. It gives every rental the same basic structure: the parties, the property, the term, the rent, the payment method and the core terms set by law.
Because the form is standard, it cannot cover every situation. Anything specific to your deal, such as who handles minor repairs, whether pets are allowed or what happens if you leave early, goes into an addendum. The addendum is signed by both parties and forms part of the contract. In practice, the addendum is where most of the important details sit, so read it as carefully as the main form.
Tenancy Contract vs Ejari
The tenancy contract is the agreement. Ejari is the official registration of that agreement with the Dubai Land Department. You sign the contract first, then register it. Registration does not fix a badly written contract, so the checks in this article need to happen before you sign. For the registration process, fees and documents, see our article on Ejari registration, renewal and fees.
What Must Be in a Dubai Tenancy Contract
The law requires the contract to describe the essentials clearly, without room for doubt. In practice, every contract should include:
Item | What to Check |
|---|---|
Landlord details | Name matches the title deed, or the person signing has a valid power of attorney or management agreement |
Tenant details | Name matches your Emirates ID or passport exactly |
Property description | Unit number, building, community, plot number, property type and size |
Purpose of use | Residential or commercial, and the specific activity for commercial units |
Contract term | Clear start and end dates |
Annual rent | Total amount in AED |
Payment method | Number of cheques or transfers, amounts and due dates |
Security deposit | Amount and refund conditions |
DEWA premise number | Matches the unit you are renting, since it is used for utility connection |
Key Clauses to Read Carefully
These are the clauses that cause the most disputes in Dubai. For each one, here is what the law says and what to look for in your contract.
Rent and Payment Schedule
The rent and payment dates are whatever both parties agree. Under the tenancy law, if there is no agreement on payment dates, rent is paid annually in four equal instalments in advance. In practice, most Dubai rentals are paid by post-dated cheques, commonly between one and four cheques a year, and more cheques often means a higher total rent.
Check that the cheque amounts and dates in the contract match the cheques you hand over. The registered rent should also match what you actually pay. A mismatch weakens your position in any later dispute.
A bounced cheque is a serious matter. Under the amended law, if the tenant fails to pay rent within 30 days of being formally notified, the landlord can seek eviction even during the contract term.
Contract Term and Start Date
Most residential leases in Dubai run for 12 months, but the law allows any agreed term. Check that the start date matches when you actually get the keys. If the unit is not ready on the start date, agree a new date in writing rather than paying rent for days you cannot use.
Security Deposit
The law allows the landlord to take a security deposit to cover maintenance of the property when the lease ends, and requires the landlord to refund the deposit, or what remains of it, when the contract expires.
The law does not set a fixed amount. Common market practice is around 5% of the annual rent for unfurnished properties and around 10% for furnished ones, but this is negotiable.
The deposit is not a penalty fund. When you leave, you must return the property in the condition you received it, except for ordinary wear and tear. To protect yourself:
Do a move-in inspection with the landlord or agent and record the condition in writing.
Take dated photos and videos of every room, fixture and appliance.
Agree in the addendum what counts as fair deductions, such as repainting or deep cleaning.
Keep the deposit receipt.
Maintenance and Repairs
This is the clause that causes the most arguments. Under the law, unless the parties agree otherwise, the landlord is responsible for maintenance during the lease and for repairing any defect or damage that affects the tenant's use of the property. The landlord is also responsible for defects and wear not caused by the tenant.
The tenant's duty is to use and look after the property the way a reasonable person would look after their own home, and not to make changes or carry out works without the landlord's permission and any required approvals.
Because the law allows the parties to agree otherwise, many contracts shift minor maintenance to the tenant. If yours does, make sure the addendum defines it clearly. A common approach is a cost limit per repair: repairs below the limit are the tenant's responsibility, and anything above it is the landlord's. Also confirm who pays for AC servicing, which is one of the most frequent sources of disagreement in Dubai.
Landlords who want to manage this properly can read our articles on annual maintenance contracts (AMC) in Dubai and property maintenance vs property management.
Renewal and Notice
Under Article 6 of the tenancy law, if the contract expires and the tenant stays in the property without the landlord objecting, the contract renews automatically for the same term or one year, whichever is shorter, on the same terms.
If either party wants to change any term at renewal, including the rent, they must notify the other party at least 90 days before the contract ends, unless the contract says otherwise. Any rent increase is also capped by the official rental index. Our article on the RERA rent increase calculator and Smart Rental Index explains the caps and how to check them.
Check your contract for:
How much notice you must give if you do not want to renew
How notice should be sent (email, registered mail or another method)
Whether renewal is automatic or requires a new signed contract
Early Termination
Under the law, a valid lease cannot be ended by one party alone during its term. It can only end early by mutual agreement or under the grounds the law allows.
This means that if you need to leave early, for a job move or a family reason, your rights depend almost entirely on what the contract says. Look for a clear early termination clause stating the notice period and the penalty. Without one, you may have to negotiate, and the landlord may claim rent for the remaining period. If you think you might need flexibility, agree the terms before signing.
Subletting and Who Can Live in the Property
Unless the contract says otherwise, a tenant cannot assign the lease or sublet the property without the landlord's written consent. Subletting without approval is also a ground for eviction during the contract term.
Dubai's rules on shared accommodation have become stricter. Dubai Law No. 4 of 2026, which regulates shared housing, came into force on 26 August 2026 and requires a permit before a property is used for shared housing. If you plan to share the unit or rent out rooms, read our summary of the Dubai shared housing law before signing.
Fees, Utilities and Charges
Unless the contract says otherwise, the tenant pays government fees for using the property. In practice, this includes DEWA bills and the Dubai Municipality housing fee, which is collected through your DEWA bill. See our articles on DEWA move-in fees and deposits and the Dubai Municipality housing fee for details.
The law also says that, unless agreed otherwise, the rent covers building amenities such as pools, gyms, playgrounds and car parks. If the landlord wants to charge separately for parking or a gym, it should be written into the contract. Also check who pays chiller or district cooling charges, as these can be significant in some buildings.
Alterations and Fit-Out
Tenants need the landlord's permission, and any required official approvals, before making changes. Unless agreed otherwise, improvements you make cannot be removed when you leave. If you plan to install shelving, change fixtures or fit out a commercial unit, agree in writing what you can do and whether you must restore the unit at the end.
Purpose of Use
The contract states what the property is for. Using it for a different purpose, such as running a business from a residential flat, or using it in a way that breaks planning rules, is a ground for eviction. For commercial units, make sure the permitted activity in the contract matches your trade licence.
Tenant and Landlord Rights at a Glance
Tenant Rights | Landlord Rights |
|---|---|
Receive the property in good condition that allows full use | Receive rent on the agreed dates |
Landlord handles maintenance and repairs affecting use, unless agreed otherwise | Get the property back in the same condition, apart from ordinary wear and tear |
Services cannot be cut off and the tenant cannot be disturbed in using the property | Approve or refuse any subletting or alterations |
Lease continues if the property is sold (for a fixed-term contract) | Propose changes at renewal with 90 days' notice, within the rent cap |
Rent can only rise at renewal, within the legal cap and with 90 days' notice | Seek eviction on the specific grounds set out in the law |
Deposit, or what remains of it, refunded at the end of the lease | Use the deposit for repairs needed beyond ordinary wear and tear |
The law also says the lease does not end if the landlord or tenant dies. It continues with the heirs, although a tenant's heirs can choose to end it with notice.
Eviction Rules Every Tenant Should Understand
Dubai law separates eviction during the contract from eviction when the contract ends.
During the Contract Term
A landlord can only seek eviction before the contract ends on specific grounds, including:
Not paying rent within 30 days of formal notice
Subletting without the landlord's written approval
Using the property for illegal purposes
Making unsafe changes or causing serious damage
Using the property for a purpose other than the one agreed
Failing to meet a contract or legal obligation within 30 days of formal notice
When the Contract Ends
Under the amended law, a landlord can seek eviction at the end of the contract only on limited grounds: the property needs demolition or reconstruction, it needs full renovation that cannot be done with the tenant inside (supported by a Dubai Municipality report), the owner wants it for personal use or for a first-degree relative, or the owner wants to sell it.
For these grounds, the landlord must give at least 12 months' written notice through a notary public or by registered mail. A 90-day notice, a WhatsApp message or an email is not enough for this type of eviction. If a landlord takes the property back for personal use, the law also prevents them from renting it to someone else for at least two years for residential property, or three years for non-residential property.
If you face an eviction notice you believe is not valid, read our article on the Rental Dispute Center before you respond.
What to Check Before Signing: A Practical Checklist
Confirm the landlord. Ask to see the title deed, or the power of attorney or management agreement if someone else is signing. The name should match the contract.
Check the agent. If an agent is involved, make sure they are RERA-registered and the agency commission is agreed in writing.
Match the property details. Unit number, plot number and DEWA premise number should match the actual unit.
Check the old Ejari. Ask the landlord to confirm the previous tenant's Ejari has been cancelled, or your registration may be blocked.
Verify rent and cheques. Amounts, dates and the number of cheques should match exactly.
Read the deposit terms. Amount, refund timing and allowed deductions.
Read the maintenance clause. Who handles minor repairs, the cost limit and AC servicing.
Check renewal and notice terms. How and when each side must give notice.
Look for an early termination clause. Notice period and penalty.
Check extra charges. Parking, chiller fees, community fees and anything not covered by the rent.
Confirm permitted use and occupants. Especially if you plan to share or run a business.
Inspect the unit. Record its condition with photos and a signed inspection report.
Get copies of everything. The signed contract, addendum, receipts and inspection report.
Red Flags to Watch For
The person signing cannot show a title deed or valid authority to rent the property.
The landlord refuses to register the contract in Ejari.
The rent written in the contract is different from what you are asked to pay.
Cash payments with no receipts.
Clauses that allow the landlord to raise rent or end the lease at any time. These conflict with the law and can create confusion later, even if they are not enforceable.
Pressure to sign or pay before you have seen the full contract and addendum.
How to Sign and Register Your Tenancy Contract
Agree the terms and prepare the Unified Tenancy Contract and addendum.
Both parties review and sign. DLD's interactive rental contracts also let landlords and tenants register, renew and cancel contracts through the Dubai REST app.
Hand over the agreed cheques and security deposit, and get receipts.
Register the contract in Ejari through the Dubai REST app, the DLD website or a trustee centre. Our Dubai REST app article covers the app route.
Save your Ejari certificate. If you lose it, you can download your Ejari certificate online.
Use your Ejari details to activate DEWA and move in.
When the tenancy ends, the Ejari registration should be cancelled. See our article on how to cancel Ejari in Dubai for the steps.
Tips for Landlords Preparing a Contract
A clear contract protects landlords as much as tenants. Before signing with a new tenant:
Use the Unified Tenancy Contract and put all special terms in a signed addendum.
Define minor and major maintenance with a cost limit.
Include a clear early termination clause so both sides know the cost of leaving early.
Complete a detailed move-in inspection report with photos.
Check the asking rent against the official rental index and current market data.
Diarise the 90-day deadline before expiry for any renewal changes.
The DLD Tenancy Guide is also a useful official reference for both sides.
Final Thoughts
A Dubai tenancy contract is short, but the addendum and a few key clauses decide how smoothly your tenancy goes. Read the rent, deposit, maintenance, renewal and termination terms carefully, check that every detail matches the property and the people involved, and register the contract in Ejari as soon as it is signed.
If you are looking for a new home, you can browse properties for rent in Dubai, including apartments, villas and studios. Our Dubai communities pages help you compare neighbourhoods, and our Dubai market reports show how rents are moving.
Want someone to review the terms with you before you sign? Our Luxora agents can help, or you can contact the Luxora team directly.
