Dubai Tenancy Laws 2026: The Essential Guide for Tenants and Landlords
By Mamtu Mirchandani, Luxury Real Estate Investment Consultant (RERA Broker #48283)
As Dubai’s property market continues its dynamic growth into 2026, understanding the foundational Dubai Tenancy Laws is crucial for both investors and residents. The Real Estate Regulatory Agency (RERA) ensures a fair and transparent relationship between landlords and tenants, a stability that underpins Dubai’s appeal as a global real estate hub.
As a Luxury Real Estate Investment Consultant featured on Million Dollar Listing India, my expertise is not just in sales, but in providing comprehensive guidance on the legal framework that protects your investment. This guide is updated for 2026 to ensure you know your rights and responsibilities.
What is RERA and the Key Tenancy Laws?
RERA, a part of the Dubai Land Department (DLD), is the regulatory body overseeing the landlord-tenant relationship. The framework is built on four key legislative pieces:
1. Law No. (26) of 2007: The primary law governing the relationship between landlords and tenants.
2. Law No. (33) of 2008: Amends parts of Law No. (26) of 2007.
3. Decree No. (26) of 2013: Established the Rent Disputes Settlement Centre (RDSC) for resolving rental conflicts.
4. Decree No. (43) of 2013: Specifically regulates rent increases in Dubai.
Essential RERA Tenancy Law Provisions for 2026
1. Mandatory Ejari Registration
Every tenancy contract must be registered with RERA through the Ejari system. This is a non-negotiable legal requirement that formalizes the contract and prevents fraudulent double-renting. Without an Ejari certificate, the contract is not legally recognized, and the RDSC will not hear any disputes.
2. Contract Renewal and Changes
If a contract expires and the tenant remains, it is automatically renewed for the same period (up to one year) under the same terms.
* Changes to Terms: If either the landlord or tenant wishes to change any contract terms (including rent), they must notify the other party at least 90 days before the contract expiry date.
3. Rent Increases and the RERA Calculator
Rent increases are strictly regulated by Decree No. (43) of 2013 and must be benchmarked against the RERA Rent Calculator. This online tool determines the maximum permissible increase based on the current rent compared to the average market rent for similar properties in the same area.
* Landlord Notice: The landlord must inform the tenant of any planned rent increase at least 90 days before the contract expiry date.
* Tenant Refusal: The tenant must give a 60-day notice of refusal if they do not agree with the proposed increase.
* Rent Cap: The rent cannot be increased for the first two years of the tenancy. The maximum increase is capped based on the RERA calculator’s findings.
4. Eviction Notices (12-Month Rule)
A landlord can only request a tenant to vacate for specific, legally defined reasons, and they must provide a formal, notarized 12-month written notice via a Notary Public or registered mail.
Valid Eviction Reasons (Requiring 12-Month Notice):
* The landlord wishes to sell the property.
* The landlord wishes to use the property for their own use or for a first-degree relative.
* The property requires demolition or extensive renovation that cannot be done while the tenant is present.
Immediate Eviction Reasons (No Notice Required):
* Failure to pay rent within 30 days of the landlord’s notification.
* Subleasing the property without the landlord’s written approval.
* Using the property for illegal or immoral purposes.
* Causing damage to the property.
FAQ: Quick Answers on Dubai Tenancy Laws
| Question | Answer |
| :— | :— |
| Is Ejari mandatory? | Yes. All tenancy contracts must be registered with Ejari to be legally valid and enforceable by the Rent Disputes Settlement Centre (RDSC). |
| How much notice is required for a rent increase? | The landlord must give the tenant 90 days’ notice before the contract expiry date. |
| How much notice must a tenant give to refuse a rent increase? | The tenant must give 60 days’ notice of refusal before the contract expiry date. |
| Can a landlord evict me to sell the property? | Yes, but they must provide a formal, notarized 12-month written notice via Notary Public or registered mail. |
| Where can I check the legal rent increase? | You must use the official RERA Rent Calculator on the DLD website. |
Conclusion: Securing Your Investment in Dubai
The stability of Dubai’s tenancy laws is a major draw for global investors. By adhering to the RERA framework and staying informed on updates for 2026, you ensure your property investment is protected and your tenant relationships are transparent.
Ready to invest in a property with a clear legal future? Contact me today for expert guidance on navigating the Dubai market and securing your investment.
Mamtu Mirchandani
Luxury Real Estate Investment Consultant
RERA Broker #48283
Phone: +971 50 728 1007
