The 90-day renewal notice explained

What the rule says

Under Law No. 26 of 2007, as amended, a landlord who wants to amend the terms of a tenancy at renewal must notify the tenant at least 90 days before expiry, unless the parties agree otherwise. The rule covers the rent, but also other terms: payment schedule, maintenance responsibilities, parking, pets. If valid notice is not given in time, the contract generally renews on the same terms for the same period.

Counting the 90 days

Work back from the contract expiry date on the Ejari, not from when you happen to think about renewal. Build in a buffer. Sending notice a week or two before the deadline leaves no room for a bounced email or a disputed delivery. Many owners diarise the notice when the tenancy starts; a property manager will do this automatically across a portfolio. Our tenancy renewal management service is built around this calendar.

What to put in the notice

• Property address and unit number, and the Ejari number.
• The current rent and the proposed new rent or terms.
• The effective date: the start of the renewed contract.
• A copy or screenshot of the RERA rental index calculator result if you are raising the rent.
• How and by when the tenant should respond.

Keep it factual and polite. A clear notice tends to produce a quick agreement.

Check the increase before you send it

The notice does not create a right to any increase you choose. Under Decree No. 43 of 2013 the maximum depends on how far the current rent sits below the RERA index average, from no increase up to 20%. Run the official calculator on the DLD rental index page first, or try our rent increase calculator for a quick view. The full table is in rent increase rules in Dubai.

How to serve it so you can prove it

Email to the tenant's address in the contract is common in practice, ideally with a read receipt and a follow-up message. Registered mail or courier with signature creates a stronger record. Some landlords also use a notary public. Whatever you choose, keep the evidence of sending and receipt in the tenancy file.

Do not confuse this notice with the 12-month notice needed to end a tenancy for sale or own use, which has stricter service rules. See 12-month eviction notice rules.

If you missed the window

If valid notice did not reach the tenant at least 90 days before expiry, assume the tenancy renews on current terms. You can still ask the tenant to agree a change, but they are not obliged to. Use the year to set up a better calendar, and send your notice in good time before the following expiry.

When the tenant does not reply

Follow up in writing before the expiry date. Silence is not agreement. If the tenant refuses a lawful, properly notified increase and you cannot agree, the Rental Dispute Centre decides. Most cases settle once the calculator figure is on the table. More on the overall service at property management.