What Is a Tenancy Contract in Dubai?

A tenancy contract in Dubai is a legally binding agreement between a landlord and a tenant that defines the terms and conditions under which a property is rented. It outlines key details such as the rental amount, lease duration, payment schedule, and the responsibilities of both parties.

In Dubai, tenancy contracts must follow a standardised format approved by the Dubai Land Department. Once signed, the contract must be registered through Ejari, the official tenancy registration system. Without Ejari registration, a tenancy contract is not fully recognised for legal and administrative purposes.

A valid tenancy contract protects both landlords and tenants by clearly defining rights and obligations and by serving as the primary reference in case of disputes.

Why Is a Tenancy Contract Important in Dubai?

A tenancy contract is important because it provides legal protection, clarity, and enforceability.

From a legal perspective, Dubai authorities rely on the tenancy contract to resolve rental disputes. Courts and rental dispute centres will only consider agreements that comply with Dubai tenancy laws and are properly registered.

From a practical perspective, a registered tenancy contract is required to:

  • Activate utilities such as electricity and water.
  • Apply for internet and telecommunications services.
  • Obtain residence visas for family members.
  • Renew trade licences for commercial properties.

Without a valid tenancy contract and Ejari registration, tenants may face difficulties accessing essential services, while landlords may struggle to enforce rental terms.

Tenancy Laws in Dubai

Tenancy contracts in Dubai are governed primarily by Law No. 26 of 2007, which regulates the relationship between landlords and tenants, along with its amendment, Law No. 33 of 2008.

These laws define:

  • The rights and obligations of landlords and tenants.
  • Rules for rent increases and renewals.
  • Termination and eviction conditions.
  • Maintenance and repair responsibilities.
  • Notice periods for any changes to the contract.

One of the most important legal provisions is the 90-day notice rule. If either party wants to amend the contract terms, such as increasing rent or changing conditions, they must notify the other party at least 90 days before the contract expiry. If no notice is given, the contract is automatically renewed under the same terms.

Dubai tenancy laws apply to both residential and commercial properties, unless otherwise specified.

Types of Tenancy Contracts in Dubai

There are several types of tenancy contracts in Dubai, depending on the nature and duration of the lease:

Residential Tenancy Contracts

These are the most common contracts and apply to apartments, villas, and townhouses rented for living purposes. They typically run for one year and are renewable annually.

Commercial Tenancy Contracts

Commercial contracts are used for offices, shops, warehouses, and other business premises. In addition to standard tenancy details, they often require a valid trade licence and may include fit-out and usage clauses.

Short-Term and Long-Term Contracts

  • Short-term contracts are usually used for furnished properties and serviced apartments.
  • Long-term contracts typically run for one year or more and follow standard Ejari registration requirements.

Joint or Shared Tenancy Contracts

In some cases, multiple tenants may be listed under a single tenancy contract, provided the landlord agrees and all occupants are properly documented.

Key Elements Included in a Dubai Tenancy Contract

A Dubai tenancy contract follows a standardised format approved by the Dubai Land Department, ensuring that all essential details are clearly recorded and legally enforceable. While additional clauses can be added through addendums, every valid tenancy contract must include the following key elements.

1. Details of the Landlord and Tenant

The contract must clearly state the full names, contact details, and identification information of both parties. For individuals, this usually includes Emirates ID or passport details. If the landlord or tenant is represented by a third party, the representative’s details and a valid Power of Attorney must be mentioned.

Accurate party details are crucial, as errors can lead to issues during Ejari registration or disputes later on.

2. Property Details

The tenancy contract must precisely identify the rented property. This includes:

  • Property address and unit number.
  • Type of property (apartment, villa, office, etc.).
  • Size of the unit.
  • DEWA premise number.
  • Title Deed reference (linked to the landlord).

These details ensure the contract is correctly linked to the property records maintained by the Dubai Land Department and avoid confusion, especially in buildings with multiple similar units.

3. Lease Duration

The contract must clearly specify the start date and end date of the tenancy. Most residential tenancy contracts in Dubai are issued for one year, although shorter or longer terms may be agreed upon if both parties consent.

The lease duration also determines renewal timelines, notice periods, and rent revision eligibility under Dubai tenancy laws.

4. Rent Amount and Payment Terms

This section outlines:

  • The total annual rent.
  • Number of cheques or payment installments.
  • Payment dates.
  • Accepted payment method (post-dated cheques, bank transfer, etc.)

The rent amount recorded in the tenancy contract must match the amount registered in Ejari, as discrepancies can cause registration delays or legal complications.

5. Security Deposit

The tenancy contract must mention:

  • The security deposit amount (usually a percentage of the annual rent).
  • Whether it is refundable.
  • Conditions under which deductions may be made.

Security deposits are typically refundable at the end of the lease, provided there is no property damage beyond normal wear and tear.

6. Maintenance and Repair Responsibilities

A key element of any Dubai tenancy contract is the division of maintenance responsibilities between the landlord and tenant. The contract usually clarifies:

  • Which repairs are the landlord’s responsibility.
  • Which minor maintenance tasks the tenant must handle.
  • Any financial cap for tenant-paid maintenance.

Clear maintenance terms help prevent disputes during the tenancy period.

7. Utilities and Service Charges

The contract specifies who is responsible for:

  • Electricity and water (DEWA)
  • Internet and telecom services
  • Chiller fees or cooling charges (if applicable)
  • Service charges, where relevant

In most residential contracts, tenants are responsible for utility connections and ongoing payments.

8. Renewal and Termination Terms

This section explains:

  • The renewal process
  • Notice period required for changes (commonly 90 days)
  • Conditions for termination by either party.

These terms must align with Dubai tenancy laws to remain enforceable.

Documents Required for a Tenancy Contract in Dubai

To create and register a valid tenancy contract in Dubai, both the tenant and the landlord must provide specific documents. These documents are required to verify identity, confirm property ownership, and ensure that the tenancy contract can be successfully registered with Ejari, the official rental registration system managed by the Dubai Land Department.

Providing complete and accurate documents from the beginning helps avoid delays, rejection of Ejari registration, or legal issues later.

Documents Required From the Tenant

Tenants must submit the following documents when entering into a tenancy contract in Dubai:

1. Emirates ID

A valid Emirates ID is required for all UAE residents. It is used to verify the tenant’s identity and is mandatory for Ejari registration.

2. Passport Copy

A clear copy of the tenant’s passport is required to confirm personal details such as name, nationality, and passport number.

3. Valid Residence Visa

For expatriate tenants, a valid UAE residence visa copy is required. Tenants on visit visas generally cannot register Ejari under their name unless special arrangements are made.

4. Contact Information

Tenants must provide an active mobile number and email address, which are used for Ejari records and official communication.

Documents Required From the Landlord

Landlords must provide documents that prove ownership of the property and their authority to lease it.

1. Title Deed

The Title Deed is the most important document from the landlord. It confirms legal ownership of the property and must match the property details stated in the tenancy contract.

Without a valid Title Deed, the tenancy contract cannot be registered with Ejari.

2. Emirates ID (or Passport Copy)

Individual landlords must provide a valid Emirates ID. If the landlord is a non-resident, a passport copy is usually required instead.

3. Power of Attorney (If Applicable)

If the tenancy contract is signed by a representative rather than the property owner, a valid and registered Power of Attorney (POA) must be submitted. The POA must clearly authorise the representative to lease the property.

Property-Related Documents

Certain documents are linked directly to the property and are required regardless of who is renting it.

1. DEWA Premise Number

The DEWA premise number uniquely identifies the property for electricity and water services. It is mandatory for Ejari registration and utility activation.

2. Previous Ejari Certificate (For Renewals)

For tenancy renewals, the previous Ejari certificate may be required to update or renew the registration rather than creating a new one.

Additional Documents for Commercial Tenancy Contracts

Commercial tenancy contracts require extra documentation due to business and regulatory considerations.

1. Valid Trade Licence

A valid trade licence is required to register Ejari for commercial properties. The business activity must be compatible with the property’s zoning and usage.

2. Company Documents

Depending on the setup, this may include:

  • Memorandum of Association (MOA)
  • Company establishment card
  • Authorisation letter for the signatory

Special Cases and Additional Requirements

Joint Tenancy or Multiple Occupants

If more than one tenant is listed on the contract, identification documents for all tenants may be required.

Company-Owned Properties

If the landlord is a company, additional documents such as a commercial licence and authorised signatory documents may be requested.

Property Management Companies

When a licensed property management company manages the lease, proof of authority and licensing may be required.

Obligations of the Landlord (The Owner)

The landlord’s primary role is to provide a property that is fit for its intended use and to maintain the structural integrity of the unit.

  • Handover of Property: The landlord must hand over the property in good condition, allowing the tenant full use as per the contract.
  • Property Maintenance: Under Article 15, the landlord is responsible for all major maintenance works and repairs of any defects or faults that affect the tenant’s intended use of the property, unless otherwise agreed in the contract.
  • Structural Integrity: This includes repairing the roof, plumbing leaks (major), electrical wiring, and the central air conditioning system.
  • Maintaining Common Areas: The landlord is responsible for ensuring that common areas (gyms, pools, elevators) are accessible and well-maintained by the building management.
  • Privacy and Non-Interference: The landlord cannot make any changes to the property that restrict its use or disturb the tenant’s quiet enjoyment. They cannot enter the property without prior notice or permission.

Rights of the Landlord

  • Timely Rent Payment: The landlord has the right to receive rent on the dates specified in the tenancy contract.
  • Security Deposit: The right to hold a security deposit (usually 5% for unfurnished) to cover any damages caused by the tenant beyond “normal wear and tear.”
  • Property Inspection: Upon giving at least 24 hours’ notice, the landlord has the right to enter the property to inspect its condition or show it to prospective buyers/tenants (as agreed in the contract).
  • Eviction for Valid Reasons: The landlord has the right to evict a tenant for non-payment of rent (after 30 days’ notice) or if the tenant uses the property for illegal activities.

Obligations of the Tenant (The Occupier)

The tenant is expected to treat the property with care and adhere to the financial and behavioral terms of the lease.

  • Payment of Rent: The most fundamental obligation is to pay the agreed rent via post-dated cheques or the agreed method.
  • Preservation of Property: Under Article 19, the tenant must maintain the property like a “reasonable person.” You are responsible for any damage caused by your negligence or that of your guests.
  • Minor Maintenance: While major repairs fall on the landlord, tenants are typically responsible for minor “day-to-day” repairs (e.g., changing light bulbs, cleaning AC filters, or fixing minor leaks) as specified in the addendum.
  • No Unauthorized Alterations: A tenant cannot make structural changes or significant renovations to the property (such as painting walls a different color or removing fixtures) without the landlord’s written consent.
  • Returning the Property: Upon the expiry of the lease, the tenant must return the property in the same condition it was received, excluding normal wear and tear.

Rights of the Tenant

  • Right to a Habitable Home: If the landlord fails to carry out essential repairs, the tenant has the right to approach the Rental Dispute Settlement Centre (RDSC) to compel the landlord to act.
  • Protection Against Sudden Rent Hikes: Tenants are protected by the RERA Rental Index. A landlord cannot increase the rent beyond the percentage allowed by the RERA calculator.
  • Security of Tenure: A tenant cannot be evicted mid-contract unless they have breached the terms. Even for “Personal Use” or “Sale,” the landlord must provide a 12-month notice via Notary Public.
  • Utility Access: The tenant has the right to have uninterrupted access to water, electricity, and AC services, provided they are paying their bills.

Who Needs to Sign the Rent Contract in Dubai?

The contract must be signed by the Tenant and the Landlord (the person named on the Title Deed).

  • Third Parties: An estate agent or property management company can facilitate the process, but they cannot sign on behalf of the landlord unless they hold a legally attested Power of Attorney (POA).
  • Witnesses: While not strictly mandatory for Ejari, it is common practice for the real estate broker to sign as a witness to the agreement.

The Difference Between a Contract and Ejari

A common point of confusion for new residents is the difference between the tenancy contract and Ejari.

  • The Tenancy Contract is the private agreement signed between you and the landlord. It contains the “fine print” and specific conditions of your stay.
  • Ejari (which means “My Rent” in Arabic) is the official registration of that contract with the Dubai Land Department.

The Key Distinction: While the tenancy contract outlines your agreement, it is the Ejari Certificate that makes that agreement legally “visible” to the Dubai government. You can have a signed contract, but without Ejari registration, you cannot legally contest a rent increase or prove your residency to government authorities. In 2026, registration is seamless via the Dubai REST App, and it transforms a private paper into a government-attested document.

Where to Get/Download the Tenancy Contract in Dubai?

For convenience and standardization, the Dubai Land Department has made the official template easily accessible. You can download the Unified Tenancy Contract directly from:

How to Make a Tenancy Contract

In Dubai, you cannot simply use a handwritten note. The process is standardized to ensure legal protection for both the landlord and the tenant.

Step 1: Negotiate the Terms

Before drafting the document, ensure both parties agree on the following:

  • Annual Rent: The total amount and the number of cheques (usually 1, 4, or 6).
  • Security Deposit: Standard is 5% for unfurnished and 10% for furnished properties.
  • Maintenance: The “threshold” (commonly AED 500 or 1,000) below which the tenant pays for repairs.

Step 2: Use the Unified Tenancy Contract

Download the Unified Tenancy Contract from the Dubai Land Department (DLD) website or the Dubai REST App. This is a mandatory one-page template that contains all essential legal data.

Step 3: Draft the Addendum

Since the official template is brief, you should attach an Addendum. This is a supplemental document where you list specific “House Rules,” such as:

  • Pet policies.
  • Painting requirements upon move-out.
  • Specific garden or pool maintenance duties.

Step 4: Signing the Contract

  • Physical Signing: Both parties sign the printed Unified Contract and the Addendum.
  • Digital Signing: If using the Dubai REST App, both parties can sign digitally using their UAE Pass, which is faster and more secure.

How to Register Your Contract (Ejari)

Once the contract is signed, it must be registered with Ejari. Without Ejari, the contract is not legally recognized for government services like DEWA or visa sponsorship.

Option 1: Online Registration (Via Dubai REST App)

This is the fastest method and is available 24/7.

  1. Log in: Open the Dubai REST App and log in using your UAE Pass.
  2. Select Service: Go to the “RERA” section and select “Register Ejari Contract.”
  3. Enter Details: Scan the QR code on the contract or manually enter the Property ID and contract details.
  4. Upload Documents: Upload clear copies of the signed contract, Title Deed, and Emirates IDs of both parties.
  5. Payment: Pay the registration fee (approximately AED 175).
  6. Approval: The landlord will receive a notification to approve the request on their app. Once approved, you can download your Ejari certificate immediately.

Option 2: Offline Registration (Via Typing Centers)

If you prefer a face-to-face service, you can visit an authorized Ejari Trustee Center (e.g., Al Manara Centre or Al Twar Centre).

  1. Visit Center: Bring original documents and signed contracts.
  2. Verification: The officer will verify the Title Deed and Emirates IDs.
  3. Payment: The fee is slightly higher (approximately AED 220 + VAT) due to typing and service charges.
  4. Issuance: You will receive a printed Ejari Certificate on the spot.

Required Documents Checklist

To avoid delays, ensure you have the following ready:

  • Original Signed Tenancy Contract (and Addendum).
  • Title Deed of the property (provided by the landlord).
  • Tenant’s Passport, Visa, and Emirates ID (copies).
  • Landlord’s Passport and Emirates ID (copies).
  • DEWA Premise Number (found on the door frame of the property or a previous bill).
  • Trade License (if the tenant is a company).

Important Reminders

  • Who Pays? Legally, the landlord is responsible for Ejari registration, but in practice, the tenant usually handles it and pays the fee.
  • Validity: An Ejari is only valid for the duration of the contract. It must be renewed every year.
  • Cancellation: When moving out, ensure the previous Ejari is cancelled by the landlord/outgoing tenant; otherwise, the new tenant cannot register theirs.

How to Check a Tenancy Contract Online in Dubai

Dubai offers several official digital channels that allow tenants and landlords to check and verify tenancy contract details online. These services are managed by the Dubai Land Department and are linked directly to the Ejari system, ensuring that the information shown is accurate and legally recognised.

Checking a tenancy contract online is useful for confirming contract validity, reviewing lease details, and resolving discrepancies without visiting government offices.

1. Via the Dubai Land Department (DLD) Website

The DLD portal offers a dedicated “Ejari Status” tool that allows anyone to verify a contract without needing to log in.

  • Step 1: Visit the official Dubai Land Department website.
  • Step 2: Navigate to the “Services” tab and select “Check Ejari Status.”
  • Step 3: Enter the required details:
    • Ejari Contract Number: Found at the top of your Ejari certificate.
    • DEWA Premise Number: The 9-digit number found on the yellow plate outside your front door.
  • Step 4: Click “Search.” The system will display the validity of the contract, the start and end dates, and the names of the parties involved.

2. Via the Dubai REST App

The Dubai REST App is the most comprehensive tool for property owners and tenants. It provides a real-time “Dashboard” view of all your active contracts.

  • Step 1: Download the Dubai REST App (available on iOS and Android).
  • Step 2: Log in using your UAE Pass. This is essential for security as it automatically fetches all data linked to your Emirates ID.
  • Step 3: Go to the “My Properties” (for landlords) or “My Rented Properties” (for tenants) section.
  • Step 4: Click on the specific property to view the full digital version of your tenancy contract, check the Ejari status, or download a PDF copy of the certificate.

3. Using the UAE Pass App

If your contract has been successfully registered under your Emirates ID, it will often appear in your digital “Vault” within the UAE Pass App.

  • Log into the UAE Pass App.
  • Navigate to the “Documents” or “Wallet” section.
  • Look for the “Ejari Certificate” issued by the Dubai Land Department. This acts as a verified digital original that can be shared with banks or government entities.

Why Should You Check Your Contract Status?

It is highly recommended to verify your contract online immediately after signing for the following reasons:

  • Avoid Fraud: Ensure that the person who signed as the “Landlord” is actually the registered owner or an authorized representative in the DLD system.
  • Confirm Registration: Many services, such as DEWA, Du/Etisalat, and Visa sponsorship, will fail if the Ejari is not active in the system.
  • Check for Overlaps: Sometimes a new Ejari cannot be registered because the previous tenant’s contract was never officially cancelled. Checking online allows you to see if there is an “Active” contract still blocking your registration.
  • Verification for Banks: If you are applying for a personal loan or a credit card, banks often verify your residency by checking the Ejari database directly.

What if my contract doesn’t show up online?

If you have a signed paper contract but it does not appear on the DLD portal or REST App, it means the Ejari registration has not been completed. In this case, you should contact your landlord or agent immediately to finalize the registration, as an unregistered contract does not grant you full legal protection under RERA.

Renewing a Tenancy Contract in Dubai

Renewing a tenancy contract in Dubai is a regulated and time-sensitive process governed by local tenancy laws and administered through the Dubai Land Department. Whether the rent remains the same or changes, the renewal must follow specific legal rules to remain valid and enforceable.

Below is a clear and comprehensive explanation of how tenancy contract renewal works in Dubai.

The 90-Day Notice Rule

The most critical rule in Dubai rental renewals is the 90-day notice period. According to RERA:

  • If either the landlord or the tenant wishes to amend any terms of the contract (such as increasing the rent, changing the number of cheques, or adding new maintenance clauses), they must notify the other party in writing at least 90 days before the contract expires.
  • If no notice is given by either side within this window, the contract automatically renews for another year under the exact same terms and rent amount as the previous year.

How to Handle Rent Increases

A landlord cannot simply decide to increase the rent based on personal preference. Any hike must follow the RERA Rental Index.

  1. Check the RERA Calculator: Before agreeing to an increase, visit the Dubai Land Department’s Rental Index Calculator. Enter your property details to see the legally permitted increase percentage.
  2. The Increase Tiers: The law allows increases based on how far below the market average your current rent is:
    • 0% increase if the rent is less than 10% below the market average.
    • 5% increase if the rent is 11% – 20% below the average.
    • 10% increase if the rent is 21% – 30% below the average.
    • 15% increase if the rent is 31% – 40% below the average.
    • 20% increase (maximum) if the rent is more than 40% below the average.

Step 1: Communication (90 Days Out)

The landlord sends a notice of renewal with the proposed new rent. The tenant should respond confirming their intent to stay and agreeing to (or negotiating) the new terms.

Step 2: Signing the New Contract

Once terms are agreed upon:

  • A new Unified Tenancy Contract is prepared with the updated dates and rent.
  • The tenant provides the new set of post-dated cheques for the upcoming year.

Step 3: Renewing Ejari

Renewing your Ejari is just as important as the initial registration. You can do this easily via the Dubai REST App:

  1. Log in and select “Renew Ejari.”
  2. Upload the newly signed contract and pay the renewal fee (approx. AED 175).
  3. Ensure your DEWA account remains active and linked to the new Ejari.

Don’t Wait: If your landlord hasn’t contacted you 90 days before expiry, you are technically entitled to a renewal at the same price. However, it is polite and practical to reach out and confirm your stay to avoid last-minute disputes.

The “Notice” Method: Ensure the 90-day notice is sent via a traceable method, email, registered mail, or WhatsApp (if previously agreed as a communication channel).

Dispute Resolution: If you cannot agree on a rent increase that contradicts the RERA Calculator, you can file a “Request for Technical Valuation” or a case at the Rental Dispute Settlement Centre (RDSC).

Terminating a Tenancy Contract in Dubai (Early & End of Lease)

Terminating a tenancy contract in Dubai is governed by specific legal rules designed to protect both landlords and tenants. Whether the contract is ending at the natural expiry of the lease or being terminated early, the process must comply with Dubai tenancy laws enforced by the Dubai Land Department.

Understanding the correct procedure helps avoid disputes, penalties, and legal complications.

End of Lease Termination (Non-Renewal)

If either the landlord or the tenant decides not to renew the contract at the end of its term, specific notice must be given.

  • Tenant’s Notice: While the law does not strictly mandate a notice period for tenants not to renew (unless specified in the contract), it is standard practice and highly recommended to give 90 days’ notice in writing. Check your “Addendum” for any specific notice requirements (e.g., 60 days).
  • Landlord’s Notice (Eviction): A landlord cannot simply ask you to leave at the end of a contract because they want a new tenant. To legally terminate a lease, the landlord must provide 12 months’ notice via Notary Public or registered mail, and it must be for one of four specific reasons:
    1. The owner wishes to sell the property.
    2. The owner wishes to use the property for personal use or for their next of kin (first degree).
    3. The property requires major renovation or demolition.
    4. The property is being recovered for government development.

Early Termination of Tenancy (Breaking the Lease)

Life is unpredictable, and you may need to break your lease due to a job relocation or personal emergency. In Dubai, there is no “automatic” right to break a lease without penalty unless an “Exit Clause” was written into your contract.

  • The Standard Penalty: In the absence of a specific clause, the industry standard is a penalty of two months’ rent paid to the landlord.
  • The Notice Period: You are usually required to give at least 60 to 90 days’ notice of your intent to leave early.
  • Negotiation: If you do not have an exit clause, your best approach is to negotiate. If you find a qualified replacement tenant to take over the lease, many landlords will waive or reduce the two-month penalty.

How to Cancel your Tenancy Contract (The Process)

Once the move-out date is confirmed, follow these steps to close the legal loop:

Step 1: The Move-Out Inspection

Walk through the property with the landlord or agent. Compare the current state to the move-in photos to agree on the return of the Security Deposit.

  • Note: Tenants are responsible for restoring the property to its original state (excluding normal wear and tear).

Step 2: Clear Utilities (DEWA & Chiller)

You must apply for a “Final Bill” from DEWA via the DEWA website or app. Once paid, you will receive a Clearance Certificate. You must also clear any outstanding District Cooling (Chiller) or gas bills.

Step 3: Ejari Cancellation

This is the most important legal step. An active Ejari remains in the system until it is manually cancelled. If it isn’t cancelled, the landlord cannot register a new tenant, and you may technically remain liable for the property.

  • How: Cancellation can be done via the Dubai REST App (free) or at a Typing Center (approx. AED 40 service fee).
  • Documents: You will need the Final DEWA bill and a signed “Clearance Form” or “NOC” from the landlord.

When is a Contract Invalidated Immediately?

Under Article 25 of Law No. 26 of 2007, a landlord can terminate a contract immediately (or with 30 days’ notice) if:

  • The tenant fails to pay rent within 30 days of receiving a formal payment notice.
  • The tenant sublets the property without written approval.
  • The property is used for illegal or immoral activities.
  • The tenant makes changes that endanger the safety of the structure.

Frequently Asked Questions (FAQs)

1. Can a landlord increase my rent without a 90-day notice?

No. Under Law No. 26 of 2007, any amendment to the tenancy contract, including rent increases, must be communicated in writing at least 90 days before the contract expires. If the landlord misses this window, the rent must remain the same for the following year, regardless of what the RERA Calculator says.

2. What if my landlord refuses to return my security deposit?

The security deposit is meant for repairs beyond “normal wear and tear.” If the landlord unfairly withholds it, you should first send a formal written request. If they still refuse, you can file a formal dispute at the Rental Dispute Settlement Centre (RDSC). Ensure you have “Move-in” and “Move-out” photos as evidence.

3. Can the landlord enter my home while I am away?

No. Unless it is an extreme emergency (e.g., a fire or major water leak), a landlord must provide at least 24 hours’ notice before entering for inspections or repairs. Unauthorized entry is a breach of your right to privacy.

4. Who is responsible for paying the “Chiller” (AC) charges?

This depends on your specific contract. In “Chiller-Free” buildings, the landlord covers the AC gas/usage charges. In other buildings, the tenant pays the usage fee to a provider (like Emicool or Empower). Always check the Addendum before signing to see if “Chiller” is included or separate.

5. What happens to my contract if the property is sold?

Your tenancy contract remains legally valid and binding even if the property changes hands. The new owner (buyer) must honor the existing lease until its expiry. If the new owner wants to move in, they must still provide you with a 12-month notice starting from the date of the sale’s notification through the Notary Public.

6. Is it legal to sublet a room or the whole apartment on Airbnb?

Only if you have written consent from your landlord and a permit from the Department of Economy and Tourism (DET). Subletting without permission is one of the few legal grounds for immediate eviction under RERA law.

7. What rights do I have if my contract is not registered in Ejari?

While the contract itself is a private agreement, you have limited legal protection without Ejari. You cannot file a case at the RDSC, you cannot get a DEWA connection in your name, and you cannot sponsor family visas. It is critical to register your Ejari immediately after signing.

8. I have lived in the same apartment for 5 years. Do I have special rights?

Dubai law does not grant “long-term residency” rights in rentals. However, you are protected by the RERA Rental Index caps, which often mean your rent stays lower than the “new” market rates because the law limits how much a landlord can hike the price for an existing tenant.

9. Can I terminate my lease early if I lose my job?

Most contracts do not have a “job loss clause” by default. You will likely still be liable for the early termination penalty (usually 2 months’ rent). However, many landlords in Dubai are open to negotiation if you provide proof of redundancy; they may allow you to leave with a smaller penalty if you provide sufficient notice.

10. Where can I get a copy of my Ejari if I lost it?

You can download it instantly for free via the Dubai REST App or the Dubai Land Department website by entering your Emirates ID and DEWA Premise Number.