The Tenant Guide: Renting in Dubai Without Getting Played
Updated August 10, 2026 · 7 min read · Sources: RERA, Dubai Law 26/2007 and Decree 43/2013, Ejari
Ejari is not optional
Every Dubai tenancy must be registered on Ejari, the government contract registry. Without it you cannot connect DEWA, sponsor family visas, or file a rental dispute. Registration costs around AED 220 and is normally done by the landlord or agent; check it exists in your name within days of signing, not months.
Deposits and cheques
The customary security deposit is 5% of annual rent unfurnished, 10% furnished, refundable at move-out less genuine damage (not normal wear). Rent is still commonly paid by post-dated cheques, and fewer cheques usually buys a better price: one cheque is a negotiating chip worth asking about. Never pay anything without a receipt and the Ejari registration.
How much your rent can legally rise
Renewal increases are capped by Decree 43/2013 against the RERA Smart Rental Index, which is now building-specific: if your rent is within 10% of the index average, no increase is allowed at all, and the slabs cap increases at 5 to 20% beyond that. Any increase also requires 90 days' written notice before renewal. Check your own building in our rent increase calculator before agreeing anything.
| Your rent vs index average | Maximum increase |
|---|---|
| Up to 10% below | 0% |
| 11 to 20% below | 5% |
| 21 to 30% below | 10% |
| 31 to 40% below | 15% |
| More than 40% below | 20% |
Repairs: who pays what
Unless the contract says otherwise, major maintenance (AC units, structural, plumbing systems) is the landlord's; minor upkeep is the tenant's, with AED 500 to 1,000 per incident a common contractual threshold. Get the split written into the contract at signing, and photograph the unit's condition on day one: that file wins deposit arguments a year later.
When you actually have to leave
A landlord cannot simply decline your renewal. Eviction before or at renewal is only lawful for specific reasons, sale of the property or genuine personal use chief among them, and requires 12 months' notice through the notary public or registered mail. Anything less is a Rental Disputes Centre case you will likely win.
Related questions
Can my landlord increase my rent by any amount?
No. Increases are capped by the Decree 43/2013 slabs against the RERA index for your building, and require 90 days' written notice before renewal. Within 10% of the index average, no increase is permitted.
What is Ejari and do I need it?
The mandatory government registration of your tenancy. You need it for DEWA, visas and any rental dispute. Confirm yours exists right after signing.
How much deposit is normal in Dubai?
5% of annual rent for unfurnished, 10% furnished, refundable at move-out less genuine damage. Document the unit's condition on day one.
Can I be evicted so the landlord can relist higher?
Not lawfully. Eviction requires narrow grounds (sale or personal use among them) with 12 months' notarised notice, and relisting at a higher rent after a personal-use eviction exposes the landlord to compensation claims.
