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Long-Term Rental Contracts in Dubai: RERA Rules, Rent Caps & Tenant Rights Explained (2026)
Signing a long-term rental contract in Dubai can give you stability, legal protection, and a fixed home for the year. However, it also comes with rules that both tenants and landlords must follow.
Can your landlord raise the rent at renewal? How much notice must they give you? Can you be asked to leave because the owner wants to sell the apartment? Who pays for maintenance? And what happens if the landlord refuses to renew your contract?
Dubai’s rental market is regulated by the Dubai Land Department, or DLD, and its regulatory arm, the Real Estate Regulatory Agency, commonly known as RERA. Most rental disputes are handled by the Rental Disputes Center, or RDC.
This guide explains the key rules for long-term rental contracts in Dubai in 2026 in clear, practical language.
*This article provides general information and does not constitute legal advice. Rental rules and administrative procedures can change, so check your specific situation through the Dubai Land Department or Rental Disputes Center.
Can your landlord raise the rent at renewal? How much notice must they give you? Can you be asked to leave because the owner wants to sell the apartment? Who pays for maintenance? And what happens if the landlord refuses to renew your contract?
Dubai’s rental market is regulated by the Dubai Land Department, or DLD, and its regulatory arm, the Real Estate Regulatory Agency, commonly known as RERA. Most rental disputes are handled by the Rental Disputes Center, or RDC.
This guide explains the key rules for long-term rental contracts in Dubai in 2026 in clear, practical language.
*This article provides general information and does not constitute legal advice. Rental rules and administrative procedures can change, so check your specific situation through the Dubai Land Department or Rental Disputes Center.
What Is Considered a Long-Term Rental in Dubai?
A long-term rental usually refers to a residential tenancy agreed for a fixed period, most commonly 12 months.
Unlike a holiday home or short-term accommodation, a standard long-term lease normally includes:
Long-term rentals are particularly suitable for residents who have a stable job, know which part of Dubai they want to live in, and plan to remain in the same home for at least a year.
If you are still comparing different rental formats, read Colife’s guide to the best housing options for expats in Dubai.
Unlike a holiday home or short-term accommodation, a standard long-term lease normally includes:
- A signed Unified Tenancy Contract
- Ejari registration
- An agreed annual rent
- A fixed contract start and end date
- Payment in one or more cheques or approved instalments
- A refundable security deposit
- Clearly defined responsibilities for maintenance and utilities
- Renewal and termination conditions
Long-term rentals are particularly suitable for residents who have a stable job, know which part of Dubai they want to live in, and plan to remain in the same home for at least a year.
If you are still comparing different rental formats, read Colife’s guide to the best housing options for expats in Dubai.
Who Regulates Rental Contracts in Dubai?
Three organisations are particularly important for tenants:
Dubai Land Department
The Dubai Land Department oversees Dubai’s real estate sector and provides official rental services, data, regulations, and digital tools.
RERA
The Real Estate Regulatory Agency operates under DLD and regulates landlords, brokers, property management companies, tenancy registration, and rent increases.
Rental Disputes Center
The Rental Disputes Center is the judicial authority responsible for resolving eligible disputes between landlords and tenants. This may include disagreements about unpaid rent, illegal rent increases, maintenance, security deposits, contract renewals, or eviction.
In simple terms, RERA sets and administers much of the regulatory framework, while the RDC is where many formal rental disputes are resolved.
Dubai Land Department
The Dubai Land Department oversees Dubai’s real estate sector and provides official rental services, data, regulations, and digital tools.
RERA
The Real Estate Regulatory Agency operates under DLD and regulates landlords, brokers, property management companies, tenancy registration, and rent increases.
Rental Disputes Center
The Rental Disputes Center is the judicial authority responsible for resolving eligible disputes between landlords and tenants. This may include disagreements about unpaid rent, illegal rent increases, maintenance, security deposits, contract renewals, or eviction.
In simple terms, RERA sets and administers much of the regulatory framework, while the RDC is where many formal rental disputes are resolved.
What Is Ejari and Is It Mandatory?
Ejari is Dubai’s official tenancy registration system. The word “Ejari” means “my rent” in Arabic.
Once your tenancy is registered, the contract becomes part of the official government rental system. You receive an Ejari certificate containing information about the landlord, tenant, property, rent, and contract period.
An active Ejari is generally required for:
Do not assume that signing a tenancy contract automatically means it has been registered. Before paying the full amount, confirm who will complete the Ejari registration and when you will receive the certificate.
You can learn more in Colife’s complete guide to Ejari in Dubai and why it matters for tenants.
Once your tenancy is registered, the contract becomes part of the official government rental system. You receive an Ejari certificate containing information about the landlord, tenant, property, rent, and contract period.
An active Ejari is generally required for:
- Opening or updating a DEWA account
- Proving your residential address
- Sponsoring family members in relevant cases
- Accessing certain government services
- Protecting your position in a rental dispute
- Renewing or cancelling a registered tenancy
Do not assume that signing a tenancy contract automatically means it has been registered. Before paying the full amount, confirm who will complete the Ejari registration and when you will receive the certificate.
You can learn more in Colife’s complete guide to Ejari in Dubai and why it matters for tenants.
What Should Be Included in a Dubai Tenancy Contract?
Read the full contract and every addendum before signing. Do not rely only on verbal promises from an agent or landlord.
The contract should clearly state:
If the apartment is furnished, request a signed inventory and condition report. Take dated photographs or a video of the property during move-in, including walls, flooring, furniture, appliances, bathrooms, and any existing damage.
This evidence can be extremely helpful if there is a disagreement about the security deposit when you move out.
The contract should clearly state:
- Full names and identification details of the landlord and tenant
- Exact property address
- Contract start and end dates
- Total annual rent
- Number of payments or cheques
- Security deposit
- Payment due dates
- Renewal conditions
- Early termination conditions
- Maintenance responsibilities
- Utility and district-cooling responsibilities
- Parking arrangements
- Rules relating to pets, guests, or subletting
- Furnishings and inventory, if applicable
- Notice periods
- Additional fees agreed by both parties
If the apartment is furnished, request a signed inventory and condition report. Take dated photographs or a video of the property during move-in, including walls, flooring, furniture, appliances, bathrooms, and any existing damage.
This evidence can be extremely helpful if there is a disagreement about the security deposit when you move out.
Can a Landlord Increase the Rent in Dubai?
Yes, but a landlord cannot increase the rent by any amount they choose.
At renewal, the permitted increase is determined using the official DLD Rental Index and the rent-cap framework established under Dubai Decree No. 43 of 2013.
The maximum permitted increase generally depends on how far the existing rent is below the relevant average market rental value:
These percentages apply to the existing rent, not to the difference between the current rent and the market average.
For example, if your annual rent is AED 80,000 and the property qualifies for a maximum increase of 10%, the new rent may be increased to a maximum of AED 88,000.
A landlord cannot simply show you higher prices from property portals and demand that your rent be matched to those listings. The official DLD Rental Index should be checked for the specific property and contract.
At renewal, the permitted increase is determined using the official DLD Rental Index and the rent-cap framework established under Dubai Decree No. 43 of 2013.
The maximum permitted increase generally depends on how far the existing rent is below the relevant average market rental value:
- If the current rent is less than 10% below the market average: no increase
- If it is 11–20% below the market average: maximum 5% increase
- If it is 21–30% below the market average: maximum 10% increase
- If it is 31–40% below the market average: maximum 15% increase
- If it is more than 40% below the market average: maximum 20% increase
These percentages apply to the existing rent, not to the difference between the current rent and the market average.
For example, if your annual rent is AED 80,000 and the property qualifies for a maximum increase of 10%, the new rent may be increased to a maximum of AED 88,000.
A landlord cannot simply show you higher prices from property portals and demand that your rent be matched to those listings. The official DLD Rental Index should be checked for the specific property and contract.
How Does the Smart Rental Index Work in 2026?
Dubai’s Smart Rental Index uses property-level and building-level information to produce more accurate rental assessments. It considers factors such as the property’s location, building classification, quality, facilities, and rental data.
This means two similar apartments in the same broad neighbourhood may not always receive the same assessment if they are located in buildings of different quality or condition.
The Smart Rental Index does not mean that every landlord is automatically entitled to an increase. The property must qualify under the index, the increase must remain within the legal cap, and the required notice must have been given.
This means two similar apartments in the same broad neighbourhood may not always receive the same assessment if they are located in buildings of different quality or condition.
The Smart Rental Index does not mean that every landlord is automatically entitled to an increase. The property must qualify under the index, the increase must remain within the legal cap, and the required notice must have been given.
The 90-Day Rule for Rent Increases and Contract Changes
If a landlord wants to increase the rent or change the terms of the tenancy contract at renewal, the tenant must generally be notified at least 90 days before the contract expires, unless the parties have agreed otherwise.
This applies not only to the rental amount but also to proposed changes such as:
A message sent shortly before the renewal date does not automatically make a rent increase valid.
The DLD confirmed in 2026 that even when the Smart Rental Index shows that a property qualifies for an increase, the increase should not be applied if the landlord failed to notify the tenant at least 90 days before expiry.
Tenants should therefore review their contract calendar carefully. If your lease expires on December 31, discussions about proposed changes should generally begin by early October.
This applies not only to the rental amount but also to proposed changes such as:
- The number of cheques
- Payment dates
- Maintenance responsibilities
- Additional contract conditions
- Other material terms of the lease
A message sent shortly before the renewal date does not automatically make a rent increase valid.
The DLD confirmed in 2026 that even when the Smart Rental Index shows that a property qualifies for an increase, the increase should not be applied if the landlord failed to notify the tenant at least 90 days before expiry.
Tenants should therefore review their contract calendar carefully. If your lease expires on December 31, discussions about proposed changes should generally begin by early October.
Does a Tenancy Contract Renew Automatically?
Tenants and landlords should actively confirm renewal before the contract expires. However, if the tenant continues to occupy the property after expiry without an objection from the landlord, the tenancy may be treated as renewed under the same conditions for the same period or for one year, whichever is shorter.
It is still safer to renew the written contract and Ejari on time. Relying on an informal arrangement can create uncertainty around rent payments, maintenance, utilities, and future notices.
If you do not want to renew, check the notice period written in your contract. Many Dubai tenancy contracts require the tenant to give 60 or 90 days’ notice, although the exact obligation depends on the signed terms.
It is still safer to renew the written contract and Ejari on time. Relying on an informal arrangement can create uncertainty around rent payments, maintenance, utilities, and future notices.
If you do not want to renew, check the notice period written in your contract. Many Dubai tenancy contracts require the tenant to give 60 or 90 days’ notice, although the exact obligation depends on the signed terms.
Can a Landlord Charge a Contract Renewal Fee?
The Rental Disputes Center has stated that a landlord, property manager, or leasing representative may not impose a lease renewal fee simply for renewing the tenancy.
However, tenants may still encounter legitimate administrative costs connected with services such as Ejari registration, document processing by an authorised service provider, or separately agreed services.
Ask for an itemised explanation of any renewal charge before paying it. A vague “renewal fee” added at the end of the contract should not be accepted without verification.
However, tenants may still encounter legitimate administrative costs connected with services such as Ejari registration, document processing by an authorised service provider, or separately agreed services.
Ask for an itemised explanation of any renewal charge before paying it. A vague “renewal fee” added at the end of the contract should not be accepted without verification.
Can a Landlord Evict a Tenant to Sell the Property?
A landlord may seek eviction at the end of a tenancy for certain legally recognised reasons, including:
For these cases, the landlord generally must give the tenant at least 12 months’ notice. The notice must state the reason for eviction and should be served through a notary public or registered mail.
A WhatsApp message, phone call, ordinary email, or sentence added to a renewal contract may not satisfy the formal legal-notice requirements.
Selling the apartment also does not automatically cancel an existing fixed-term tenancy. A change of ownership generally does not remove the tenant’s right to remain until the tenancy is legally concluded.
- The owner genuinely intends to sell the property
- The owner intends to use the property personally
- The property is required for use by a qualifying first-degree relative
- The property requires major renovation or maintenance that cannot be completed while occupied
- The property must be demolished or reconstructed, subject to the necessary approvals
For these cases, the landlord generally must give the tenant at least 12 months’ notice. The notice must state the reason for eviction and should be served through a notary public or registered mail.
A WhatsApp message, phone call, ordinary email, or sentence added to a renewal contract may not satisfy the formal legal-notice requirements.
Selling the apartment also does not automatically cancel an existing fixed-term tenancy. A change of ownership generally does not remove the tenant’s right to remain until the tenancy is legally concluded.
When Can a Tenant Be Evicted Before the Contract Ends?
A landlord may seek eviction at the end of a tenancy for certain legally recognised reasons, including:
For these cases, the landlord generally must give the tenant at least 12 months’ notice. The notice must state the reason for eviction and should be served through a notary public or registered mail.
A WhatsApp message, phone call, ordinary email, or sentence added to a renewal contract may not satisfy the formal legal-notice requirements.
Selling the apartment also does not automatically cancel an existing fixed-term tenancy. A change of ownership generally does not remove the tenant’s right to remain until the tenancy is legally concluded.
- The owner genuinely intends to sell the property
- The owner intends to use the property personally
- The property is required for use by a qualifying first-degree relative
- The property requires major renovation or maintenance that cannot be completed while occupied
- The property must be demolished or reconstructed, subject to the necessary approvals
For these cases, the landlord generally must give the tenant at least 12 months’ notice. The notice must state the reason for eviction and should be served through a notary public or registered mail.
A WhatsApp message, phone call, ordinary email, or sentence added to a renewal contract may not satisfy the formal legal-notice requirements.
Selling the apartment also does not automatically cancel an existing fixed-term tenancy. A change of ownership generally does not remove the tenant’s right to remain until the tenancy is legally concluded.
What Are a Landlord’s Maintenance Responsibilities?
Unless the tenancy contract states otherwise, the landlord is generally responsible for essential maintenance and repairs needed to keep the property suitable for normal use.
This may include major issues involving:
Many contracts include a maintenance threshold. For example, the tenant might pay for individual repairs below a specified amount, while the landlord covers more expensive work.
Before signing, check:
This may include major issues involving:
- Air-conditioning systems
- Plumbing
- Electrical systems
- Structural defects
- Water leaks
- Built-in systems or major appliances supplied with the property
Many contracts include a maintenance threshold. For example, the tenant might pay for individual repairs below a specified amount, while the landlord covers more expensive work.
Before signing, check:
- The maintenance threshold
- What is considered minor or major maintenance
- Who should be contacted in an emergency
- Whether air-conditioning or chiller maintenance is included
- Who pays if a supplied appliance stops working
- Expected response times
Who Pays Service Charges, Utilities, and Cooling Fees?
Building service charges are normally the owner’s responsibility unless the agreement lawfully allocates specific costs differently.
Tenants typically pay for their own consumption, including:
The phrase “chiller free” can mean different things in different listings. Sometimes it means the owner covers district-cooling charges; in other cases, the tenant still pays consumption or account-related fees.
Ask for the exact utility arrangement in writing before signing.
If you want a simpler setup, explore Colife’s guide to furnished apartments for rent in Dubai, including professionally managed homes with clearer monthly costs and move-in conditions.
Tenants typically pay for their own consumption, including:
- DEWA
- Internet and television packages
- Gas, where applicable
- District cooling or chiller consumption, depending on the building and contract
- Move-in and move-out fees where applicable
- Housing fee collected through the DEWA bill
The phrase “chiller free” can mean different things in different listings. Sometimes it means the owner covers district-cooling charges; in other cases, the tenant still pays consumption or account-related fees.
Ask for the exact utility arrangement in writing before signing.
If you want a simpler setup, explore Colife’s guide to furnished apartments for rent in Dubai, including professionally managed homes with clearer monthly costs and move-in conditions.
How Does the Security Deposit Work?
A security deposit is normally paid before move-in and held by the landlord for the duration of the tenancy.
The deposit should be returned after the contract ends, minus any legitimate deductions for damage or unpaid obligations.
Tenants are generally not responsible for ordinary wear and tear. However, they may be charged for damage beyond reasonable use, missing inventory, unauthorised alterations, or outstanding bills.
To protect your deposit:
Do not leave the property or hand over keys informally without documenting the handover. Failure to complete the agreed move-out process can create disputes about possession, rent, or contract renewal.
The deposit should be returned after the contract ends, minus any legitimate deductions for damage or unpaid obligations.
Tenants are generally not responsible for ordinary wear and tear. However, they may be charged for damage beyond reasonable use, missing inventory, unauthorised alterations, or outstanding bills.
To protect your deposit:
- Request a receipt
- Complete a move-in inspection
- Photograph existing damage
- Keep the signed inventory
- Report defects immediately
- Ask for a joint move-out inspection
- Request invoices or evidence for deductions
- Obtain written confirmation when returning the keys
Do not leave the property or hand over keys informally without documenting the handover. Failure to complete the agreed move-out process can create disputes about possession, rent, or contract renewal.
Can a Tenant End a Contract Early?
Dubai tenancy law does not provide every tenant with an automatic right to terminate a fixed-term contract early simply because their plans have changed.
The outcome normally depends on the early-termination clause in the signed agreement.
A contract may require:
If the contract contains no early-exit clause, the tenant and landlord should negotiate a written settlement.
Do not rely on a verbal agreement. Confirm the termination date, penalty, final rent, deposit procedure, Ejari cancellation, and key handover in writing.
The outcome normally depends on the early-termination clause in the signed agreement.
A contract may require:
- One or two months’ rent as a penalty
- A specific notice period
- Payment until a replacement tenant is found
- Written approval from the landlord
- Settlement of all utility and maintenance obligations
If the contract contains no early-exit clause, the tenant and landlord should negotiate a written settlement.
Do not rely on a verbal agreement. Confirm the termination date, penalty, final rent, deposit procedure, Ejari cancellation, and key handover in writing.
What If the Landlord Refuses to Accept the Rent?
A tenant should not simply stop paying because the landlord refuses a cheque or transfer.
The Rental Disputes Center provides a formal “deposit and offer” process that may allow a tenant to deposit the rent through the appropriate official procedure. If accepted, this can help demonstrate that the tenant attempted to meet the payment obligation.
Because the correct procedure and required documents depend on the situation, contact the RDC before taking action.
The Rental Disputes Center provides a formal “deposit and offer” process that may allow a tenant to deposit the rent through the appropriate official procedure. If accepted, this can help demonstrate that the tenant attempted to meet the payment obligation.
Because the correct procedure and required documents depend on the situation, contact the RDC before taking action.
How to Resolve a Rental Dispute in Dubai
Start by collecting all relevant evidence:
Try to resolve the issue in writing with the landlord or property manager first. Keep the language factual and refer to the relevant contract clause or official rule.
If no agreement is possible, contact the Dubai Rental Disputes Center to check the appropriate service, fees, documents, and filing process.
- Signed tenancy contract and addendum
- Ejari certificate
- Proof of rent payments
- Cheque copies or bank transfers
- Emails and messages
- Formal notices
- Maintenance requests
- Property photographs and videos
- Move-in inventory
- Receipts and invoices
Try to resolve the issue in writing with the landlord or property manager first. Keep the language factual and refer to the relevant contract clause or official rule.
If no agreement is possible, contact the Dubai Rental Disputes Center to check the appropriate service, fees, documents, and filing process.
Long-Term Rental Checklist Before You Sign
Before committing to a 12-month tenancy, confirm the following:
Location matters just as much as the legal terms. Compare commutes, facilities, rental levels, and lifestyles in Colife’s guide to the top areas to rent an apartment in Dubai in 2026.
You can also review current price ranges in the Dubai rent prices 2026 guide before negotiating a contract.
- The person signing as landlord is the owner or authorised representative
- The property information matches the title deed and contract
- Ejari registration will be available
- The total annual rent and number of payments are correct
- All deposits and fees are itemised
- The maintenance threshold is clearly written
- Utility and chiller responsibilities are explained
- Parking is included where promised
- The apartment inventory is attached
- Early termination conditions are clear
- Renewal and non-renewal notice periods are stated
- Every promised benefit appears in writing
- You receive receipts for all payments
Location matters just as much as the legal terms. Compare commutes, facilities, rental levels, and lifestyles in Colife’s guide to the top areas to rent an apartment in Dubai in 2026.
You can also review current price ranges in the Dubai rent prices 2026 guide before negotiating a contract.
Long-Term Contract or Flexible Monthly Rental?
A traditional annual tenancy is often the right choice if you:
A furnished monthly rental may be more convenient if you:
If you are deciding between a private apartment and shared accommodation, see Colife’s comparison of coliving vs a studio apartment in Dubai.
- Plan to remain in Dubai for at least one year
- Have a stable residence visa and employment situation
- Want an Ejari-registered address
- Are comfortable paying deposits and utility setup costs
- Prefer to lock in one home for a fixed period
A furnished monthly rental may be more convenient if you:
- Have recently arrived in Dubai
- Are still choosing a neighbourhood
- Have a temporary work assignment
- Do not want to buy furniture
- Prefer predictable monthly costs
- Need greater flexibility
If you are deciding between a private apartment and shared accommodation, see Colife’s comparison of coliving vs a studio apartment in Dubai.
Find a Long-Term Apartment in Dubai With Colife
Understanding RERA rules is important, but a good rental experience also depends on choosing the right property and working with a professional team.
Colife Dubai offers furnished apartments in popular communities, including Business Bay, Dubai Marina, JLT, JVC, Dubai Hills, Al Jadaf, Palm Jumeirah, and other well-connected areas.
Depending on the property and rental format, residents can benefit from:
Colife Dubai offers furnished apartments in popular communities, including Business Bay, Dubai Marina, JLT, JVC, Dubai Hills, Al Jadaf, Palm Jumeirah, and other well-connected areas.
Depending on the property and rental format, residents can benefit from:
- Ready-to-move-in furnished apartments
- Transparent rental conditions
- Professional tenant support
- Maintenance assistance
- Flexible payment options
- Long-term apartments with Ejari
- A simpler booking and move-in process
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