Dubai tenancy contract renewal rules: What tenants must know

Navigating tenancy contract renewals in Dubai may seem complex, but knowing the rules is essential for both tenants and landlords. These processes are regulated by the Dubai Land Department (DLD) and the Real Estate Regulatory Agency (RERA), which set clear guidelines to ensure fairness and transparency.

Both tenants and landlords have the legal right to initiate the renewal process. By understanding the timelines, requirements and rights involved, both parties can avoid disputes and ensure a smooth renewal experience.

This guide explains the legal framework, steps for renewal, notice requirements, potential costs and what happens if a contract is not renewed.

Understanding tenancy contract renewal in Dubai

Tenancy contract renewals in Dubai are governed by Law No. 26 of 2007 and Law No. 33 of 2008, alongside DLD and RERA guidelines. These laws protect both landlords and tenants and ensure a structured process.

Either party can start the renewal process, but this must happen within the legal timeframe — typically at least 90 days before the lease expires. Registration with Ejari is essential to make the renewed contract legally binding and to maintain an official record.

The process generally involves initiating renewal well before expiry, confirming who will lead the process, ensuring compliance with DLD and RERA requirements and completing Ejari registration.

For a full breakdown of Ejari registration steps, visit our Ejari registration guide.

How to renew a tenancy contract

• Timing – Begin discussions at least 90 days before the contract ends.
• Required Documents – Current Ejari certificate, signed tenancy contract, copies of passports and visas for both tenant and landlord, property’s title deed and, if applicable, a No Objection Certificate from the landlord.
• Where to Renew – Online via the Ejari portal or in person at authorised typing centres.
• Process – Fill in the renewal form, attach required documents and pay the applicable renewal fee.
• Compliance – Both parties must follow DLD and RERA rules to ensure the contract remains valid and enforceable.

If you are a tenant exploring your options, browse our Dubai rental property listings to see available homes during your renewal period.

Do you have to pay a tenancy renewal fee?

Dubai does not have a government-mandated renewal fee, but there may be reasonable administrative charges for updating Ejari or for agency services if a broker is involved, which are a normal part of the process.

To avoid surprises, tenants should review their contract for any clauses about fees, clarify costs with the landlord or agency and keep in mind that charges vary depending on the agreement in place.

Notice to renew a tenancy agreement

Notice to renew should be given at least 90 days before expiry unless the contract specifies otherwise. Notices can be delivered by registered mail, email with confirmation or in writing by hand or courier. Using methods that provide proof of delivery can help avoid misunderstandings.

Dubai tenancy contract renewal rules

Renewal rules are there to protect both sides. Either the landlord or tenant can start the process, but if you want to change the rent or any terms, you must give written notice at least 90 days before the contract ends.

Rent increases are strictly capped using the RERA calculator. In simple terms, if your rent is less than 10% below the market rate, it stays the same. If it’s further below, the law allows increases of 5%, 10%, 15% or 20%, depending on the gap.

In other words, you can’t raise the rent without giving enough notice and even then, the increase must follow RERA’s formula. You can check your property using the RERA rent calculator to see if a rent increase applies in your case.

Non-renewal of a tenancy contract in Dubai

Both landlords and tenants may choose not to renew a tenancy agreement. Under Law No. 33 of 2008, landlords must provide a written notice of at least 12 months if they plan to evict the tenant. Valid reasons include selling the property, moving in themselves or allowing an immediate family member to do so or carrying out significant renovations. Invalid reasons could include personal disagreements, minor cosmetic changes or simply wanting to change tenants without a lawful basis.

Understanding these requirements helps ensure that non-renewal is handled in compliance with the law, reducing the risk of disputes. If you are unsure about your situation, contact haus & haus for clear guidance and support.

Key considerations for tenants during renewal

Tenants should check the RERA Rental Index to ensure the rent reflects current market conditions and to make informed decisions when negotiating renewal terms. Any agreed changes to the contract, such as rent adjustments, lease duration amendments or updates to clauses like payment schedules, should always be documented in writing for clarity and legal protection

It is also important to meet notice deadlines outlined in your agreement, as missing them could lead to consequences such as the automatic continuation of existing terms or the loss of an opportunity to negotiate changes. Carefully reviewing your lease for specific notice requirements will help you plan ahead and avoid complications.