Renewing a lease in Dubai is a regulated process designed to protect both tenants and landlords. Governed by Dubai Land Department (DLD) and RERA, understanding the rules is key to a smooth, dispute-free experience.
This guide breaks down the legal framework, timelines, and costs for tenancy contract renewal in Dubai.
⏰ Key Timelines & The 90-Day Rule
The most critical rule to remember is the 90-day notification period. Whether you’re a tenant or a landlord, any intention to renew, change terms, or not renew must be communicated at least 90 days before the contract expiry date.
- Tenant: Notify your landlord if you wish to vacate or negotiate terms.
- Landlord: Notify the tenant of any rent increase or intention to not renew for a valid reason.
📑 Step-by-Step Renewal Process
- Initiate Discussions (90+ Days Before Expiry): Contact the other party to confirm intent.
- Check Rent Increase Eligibility: Use the official RERA Rent Calculator to see if your landlord can legally raise the rent and by how much.
- Gather Required Documents:
- Current Ejari certificate
- Signed tenancy contract
- Passport & visa copies (tenant and landlord)
- Property title deed
- No Objection Certificate (NOC) from landlord if using an agent
- Renew Ejari Registration: This is mandatory. Complete the process:
- Online: Via the Dubai REST app or Ejari portal.
- In-Person: At an authorised typing centre.
- Sign New Contract: Ensure all agreed changes are documented in writing.
💸 Understanding Costs & Fees
- Government Fees: There is no government-mandated “renewal fee.”
- Ejari Fee: A small fee (approx. AED 120) is required to re-register the contract on the Ejari system.
- Agency Fees: If a real estate agent facilitates the renewal, they may charge an administrative fee. This should be clarified upfront.
Pro Tip: Review your existing contract for any clauses about renewal fees to avoid surprises.
📊 RERA Rent Increase Calculator: Know Your Cap
Landlords cannot increase rent arbitrarily. Any increase must comply with RERA’s formula, based on how your current rent compares to the average market rent for similar properties in the same area.
| Current Rent vs. Market Average | Permissible Rent Increase |
|---|---|
| 10% or more below market | 0% (No Increase) |
| 11-20% below market | 5% Increase |
| 21-30% below market | 10% Increase |
| 31-40% below market | 15% Increase |
| More than 40% below market | 20% Increase |
Always verify your property’s status using the official RERA Rental Index Calculator.
🚫 Non-Renewal & Eviction: Valid Reasons
A landlord can only choose not to renew a tenancy under specific conditions, and must provide a 12-month written notice via registered mail or notary public.
Valid Reasons for Eviction (Law No. 33 of 2008):
- The landlord wishes to sell the property.
- The landlord or their first-degree relative wishes to move in.
- The property requires comprehensive demolition or renovation (requires a permit from Dubai Municipality).
Invalid Reasons: Personal disputes, wanting to rent to someone else for a higher price, or minor cosmetic updates.
✅ Key Considerations for a Smooth Renewal
- Document Everything: Ensure all agreed changes are written into the new contract.
- Don’t Miss Deadlines: The 90-day rule is strict. Missing it can mean automatically renewing on the old terms or losing your right to negotiate.
- Know Your Rights: Familiarize yourself with RERA’s regulations to negotiate from a position of knowledge.
- Seek Professional Help: If in doubt, consult a trusted real estate agency for guidance.
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Also Read: Illegal Subletting in Dubai: Risks, Fines & How to Avoid Legal Nightmares
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Sources: Dubai Land Department (DLD), Real Estate Regulatory Agency (RERA)
