What are a landlord’s rights in Dubai? A landlord can collect the agreed rent, raise it within the legal limits, and evict a tenant only on grounds set by law. Most rules come from Dubai Law No. 26 of 2007, as amended by Law No. 33 of 2008.
This guide is written for landlords only. For both sides of the law, read our guide on Dubai landlord-tenant law.
Landlord Rights in Dubai at a Glance
| Landlord right | Condition | Notice needed |
|---|---|---|
| Evict for unpaid rent | Tenant does not pay within 30 days of written notice | 30 days’ written notice |
| Evict for misuse or subletting | Breach such as unauthorised subletting or illegal use | As set by Article 25 |
| Evict at the end of the lease | Sale, own use or use by first-degree relatives, demolition or major renovation | 12 months, by notary public or registered mail |
| Change terms or not renew | Any change to the contract at renewal | At least 90 days before expiry (Article 14) |
| Increase the rent | Allowed only within the RERA rental index limits | At least 90 days before expiry |
| Keep part of the deposit | Only for lawful deductions, such as damage | Refund the balance on vacating |
Your Right to Collect Rent
The tenant must pay the rent on the agreed dates. If a payment is missed, send a written notice. If the tenant still does not pay within 30 days, you can ask the Rental Dispute Centre to evict the tenant and order payment.
Keep copies of the cheques, bank transfers and messages. Returned rent cheques are strong evidence.
Your Right to Increase the Rent
Rent increases are controlled. Under Decree No. 43 of 2013, the allowed increase depends on how far your current rent is below the average market rent in the RERA rental index:
| Your rent compared with the market average | Maximum increase |
|---|---|
| Up to 10% below | No increase |
| 11% to 20% below | Up to 5% |
| 21% to 30% below | Up to 10% |
| 31% to 40% below | Up to 15% |
| More than 40% below | Up to 20% |
You must give notice of the increase at least 90 days before the lease ends. Check the current index on the Dubai Land Department website before you send it.
Your Right to Evict at the End of the Lease
You can only refuse to renew for reasons listed in the law. The main reasons are:
- You want to sell the property.
- You or a first-degree relative will live in it.
- The property will be demolished or rebuilt.
- It needs major renovation that cannot be done with the tenant inside.
You must give 12 months’ notice, sent through a notary public or by registered mail. A WhatsApp message or email is not enough.
Planning to evict a tenant? Send the details to our lawyers on WhatsApp or use the Contact Us page.
Landlord Duties You Must Also Meet
Rights come with duties. A landlord who ignores them weakens any later claim.
- Register the lease in Ejari.
- Hand over the property in good condition.
- Carry out major maintenance, unless the contract says otherwise.
- Return the deposit, minus lawful deductions.
- Do not cut utilities to force a tenant out.
How Landlords Resolve Disputes
Rental disputes in Dubai go to the Rental Dispute Centre (RDC). Many cases start with an amicable settlement stage. For the filing steps, read how to file a rental dispute at the RDC in Dubai.
Frequently Asked Questions
Can a Landlord Evict a Tenant Without Notice in Dubai?
No. Eviction for unpaid rent needs 30 days’ written notice. Eviction at the end of the lease needs 12 months’ notice through a notary public or registered mail.
How Much Can a Landlord Increase the Rent in Dubai?
Between 0% and 20%, depending on how far your rent is below the RERA index average. Notice must be given 90 days before expiry.
Can a Landlord Evict a Tenant to Sell the Property?
Yes, at the end of the lease, with 12 months’ notice through a notary public or registered mail.
Can a Landlord Keep the Security Deposit?
Only for lawful deductions, such as unpaid rent or damage beyond normal wear. The balance must be refunded.
Protect Your Rights as a Landlord
Our tenancy lawyers in Dubai can prepare valid notices and represent you at the RDC. For background, read the guide to the Rental Dispute Center in Dubai.
Speak to our lawyers on WhatsApp or use the Contact Us page.
