Question 1

How much can my landlord legally increase my rent in Dubai?

Accepted Answer

Increases are capped by RERA's Smart Rental Index. If your rent is within 10% of the market average, no increase is allowed; 11-20% below permits 5%; 21-30% permits 10%; 31-40% permits 15%; more than 40% below permits the 20% maximum. Check your exact figure free on the RERA rent calculator via the Dubai REST app or dubailand.gov.ae.

Question 2

My landlord is trying to raise the rent above the RERA cap. What can I do?

Accepted Answer

First confirm the legal limit using the RERA rent calculator. Any clause allowing an above-cap increase is void, so you can refuse the excess and keep paying the legal amount. Try negotiating in writing, referencing the index. If the landlord insists or threatens eviction, file a case at the Rental Dispute Settlement Centre with your contract and calculator result.

Question 3

My landlord didn't give 90 days' notice of the increase. Do I have to pay it?

Accepted Answer

No. Under Article 14, the landlord must notify you of any rent increase at least 90 days before the contract expires, in writing (notary, registered mail, or Dubai REST app). Miss that deadline, even by a day, and the contract renews on the same rent and terms. A verbal mention or a renewal offer sent late does not count.

Question 4

Can my landlord force me to move out before my contract ends?

Accepted Answer

Only for specific reasons in Article 25(1): you didn't pay rent within 30 days of a formal notice, you sublet illegally, used the unit unlawfully, or caused dangerous damage. Simply wanting a higher rent or a new tenant is not valid. Otherwise your contract stands until expiry, and any end-of-term eviction needs 12 months' notarised notice.

Question 5

What is the 12-month notice rule for eviction if the landlord wants to sell or move in?

Accepted Answer

To evict at contract end for sale, personal use, or a first-degree relative's use, the landlord must serve 12 months' written notice via notary public or registered mail, stating the reason. For personal use they must show genuine need and no suitable alternative property. If they relet within two years (residential), you can claim compensation at the RDSC.

Question 6

My landlord won't return my security deposit. What can I do?

Accepted Answer

The deposit is fully refundable minus genuine damage (beyond normal wear) and unpaid bills. Do a joint move-out inspection, clear and close your DEWA account, and request the refund in writing with photos and receipts. If the landlord refuses without valid reason, file at the Rental Dispute Settlement Centre; deposit-refund claims are typically decided within about 7-15 days.

Question 7

Who pays for repairs in a Dubai rental - landlord or tenant?

Accepted Answer

By default under Article 16, the landlord covers maintenance and major repairs - AC, plumbing, wiring, water heaters, structural issues. Many contracts set a threshold (often AED 500): the tenant handles minor fixes below it, the landlord anything above. Clauses forcing tenants to fund AC replacement, rewiring, or structural work are generally unenforceable, whatever the contract says (verify specific clause).

Question 8

My landlord won't fix the AC. What are my options?

Accepted Answer

AC is major equipment and the landlord's responsibility. Send written notice with a clear deadline. If ignored, file an urgent maintenance case at the Rental Dispute Settlement Centre (Ejari required); a court can authorise you to repair and recover the cost from the landlord. Do not stop paying rent - withholding rent isn't a recognised remedy and risks an eviction claim.

Question 9

What is Ejari and how much does it cost to register?

Accepted Answer

Ejari is RERA's mandatory tenancy-registration system; every Dubai lease must be registered to be legally valid. You need it to set up DEWA, process visas, get internet, and file any rental dispute. Registration costs roughly AED 155-220 in government fees (about AED 177.75 online via the Dubai REST app; around AED 219.75 at a trustee centre); agents charge more (verify current fee).

Question 10

What's the penalty for breaking my lease early in Dubai?

Accepted Answer

Check your contract's early-termination clause. The common penalty is one to two months' rent - a market convention, not a legal rule, so it's negotiable. Most contracts expect around 60 days' written notice. Without a break clause you can be liable for the remaining term. Landlords often waive or reduce the penalty if you help find a replacement tenant.

Question 11

What happens if my rent cheque bounces?

Accepted Answer

Bounced cheques were largely decriminalised in January 2022 (Federal Decree-Law 14 of 2020), so civil enforcement is now the default: the landlord can partially cash the cheque, pursue the debt in court, and seek orders against your assets, sometimes a travel ban. Deliberate bad-faith stop-payments or closed accounts can still be criminal. A bounced cheque can also trigger eviction.

Question 12

Can my landlord enter my apartment without my permission?

Accepted Answer

No. You have a right to privacy; the landlord needs your consent and must give reasonable advance notice, except for genuine emergencies or essential agreed maintenance. Entering without permission can breach privacy law and even be treated as a criminal matter. If it keeps happening, document it and file at the Rental Dispute Settlement Centre. (Exact notice period varies by contract - verify.)

Question 13

Who pays the chiller / cooling charges - me or the landlord?

Accepted Answer

It depends on the system. In 'chiller-free' buildings the landlord pays cooling (it runs off the building supply). With district cooling (Empower, Emicool), tenants usually pay the consumption charge; the fixed capacity/demand charge may fall on landlord or tenant depending on your contract addendum. Electricity and water (DEWA) are always the tenant's. If the contract is silent, disputes go to the RDSC.

Question 14

Can I sublet my apartment or list it on Airbnb?

Accepted Answer

Not without your landlord's written consent - Article 24 requires it, and a verbal 'yes' won't protect you. Short-term or Airbnb letting additionally needs a DTCM holiday-home permit, and many buildings ban it outright. Unauthorised subletting is valid grounds to evict both you and the subtenant, and can bring heavy fines. Get any approval in writing and update the contract.

Question 15

How do I file a case at the Rental Dispute Centre, and how much does it cost?

Accepted Answer

Register your contract on Ejari, attempt an amicable settlement, gather documents (contract, cheques, DEWA bills, correspondence), then file online via the Dubai REST app or dubailand.gov.ae, or in person at the DLD. The fee is 3.5% of your annual rent, minimum AED 500 and maximum AED 20,000, plus possible typing/translation costs. Cases usually go to mediation first, then judgment.

Question 16

What can I do if my landlord refuses to accept my rent?

Accepted Answer

Use the DLD 'offer and deposit' service. If the landlord rejects your rent - often to manufacture a default or force an illegal increase - you file at the Rental Dispute Centre and deposit the rent (usually post-dated cheques at the previous rate); a judge then decides. It protects you from a non-payment claim. Fees are roughly AED 122.50 online.

Question 17

How often can my landlord increase the rent - can he raise it mid-contract?

Accepted Answer

No mid-contract increases: your rent is fixed for the contract term. A landlord can only raise rent once a year, at renewal, within the RERA index cap, and only with at least 90 days' written notice before expiry. The same 90-day rule applies to changing any other term. Without proper notice, the contract renews unchanged.

Question 18

What happens if I move out without giving notice?

Accepted Answer

You stay liable for the rent covering your notice period or the remaining contract term. The landlord can keep or claim against your deposit, cash outstanding cheques, and pursue the balance at the Rental Dispute Centre. Always give written notice - typically 90 days before expiry to avoid automatic renewal, or per your contract's early-exit clause - to limit your liability.

🔑 Tenant Rights