Renewing a tenancy in Dubai

The renewal timeline

Think about renewal well before the notice deadline. A sensible sequence is:

• Several months before expiry: the landlord reviews the rent against the RERA rental index and the market, and the tenant decides whether they want to stay.
• At least 90 days before expiry: the landlord gives written notice of any change in rent or terms.
• Before expiry: the parties agree terms, sign the renewed contract and any addendum, and the tenant provides cheques.
• On or around the renewal date: Ejari is renewed.

If neither side gives notice and the tenant stays on, tenancies are generally treated as renewed on the same terms; confirm the current position with RERA.

Checking the rent increase

Rent increases at renewal are governed by Decree No. 43 of 2013 and the RERA rental index. No increase is allowed if the current rent is up to 10% below the index average for similar properties; the permitted increase then steps up to 5%, 10%, 15% and a maximum of 20% the further below the average the rent sits. From January 2025, the Smart Rental Index also considers building classification.

Both sides should check the official calculator on the DLD website rather than relying on estimates. Our rent increase rules guide, Dubai rental index guide and rent increase calculator explain how.

For tenants

• Note the date that falls 90 days before your expiry, and watch for any notice.
• If you receive a proposed increase, check it on the index calculator.
• Raise maintenance issues before you agree renewal; it is your best moment to negotiate.
• Ask whether payment can be spread over more cheques.
• Confirm in writing who renews Ejari and when.

If you plan to leave, check your contract for notice requirements and read our early lease termination guide if you need to go before expiry.

For landlords

Serve any notice in writing, keep proof of delivery, and keep the increase within the index. A good tenant who pays on time and looks after the property is valuable; vacancy, re-letting fees and a void period can cost more than a modest rent concession. Our setting the right rent guide helps you weigh this.

If you want the property back for sale or your own use, renewal notice is not enough. That requires 12 months' written notice served by notary public or registered mail; see our 12-month eviction notice guide.

Paperwork at renewal

Renewal usually involves a renewed tenancy contract, an updated addendum if terms change, new post-dated cheques, and renewal of the Ejari registration. Confirm the DEWA account stays in the tenant's name and that the security deposit is carried over or adjusted as agreed. Our tenancy addendum guide explains how to update additional terms.

When renewal goes wrong

Disagreements usually involve rent levels, notice that was late or unclear, or maintenance. Talk early and in writing. If you cannot agree, the Rental Dispute Centre can decide; its filing fee has been reported as 3.5% of annual rent, with a minimum of AED 500 and a maximum of AED 20,000, so check the current fee first. See our Rental Dispute Centre guide.

Landlords who prefer not to handle this can use our tenancy renewal management service.