Tenant and Landlord Rights in the UAE

Tenants are protected under UAE law, ensuring security of tenure, fair rental practices, and fair living conditions.

Right to a Written and Registered Lease

Tenants are legally entitled to a written tenancy contract clearly specifying:

• Rent amount and payment method
• Lease duration
• Renewal exit terms
• Maintenance responsibilities

Registration is mandatory through Ejari in Dubai, Tanmia in Abu Dhabi, and local municipality systems in other areas. Unregistered contracts may considerably weaken legal standing in disputes.

Protection Against Arbitrary Rent Increases

• Rent increases must comply with the official rental index in the relevant emirate.
• Notice periods are emirate-specific (commonly 90 days in Dubai unless otherwise agreed).
• Illegal increases can be challenged before the local tenancy authority.

Right to Peaceful Enjoyment and Privacy

Tenants have the right to peaceful enjoyment of the leased property. This includes:

• Freedom from unlawful entry by the landlord
• Protection against harassment or coercive eviction practices
• Use of the property for its intended contractual and lawful purpose

Any interference may constitute a breach of tenancy law.

Maintenance and Habitability Rights

As a general rule:

• Landlords are responsible for major structural repairs and essential maintenance, which is above AED.500
• Tenants are responsible for minor day-to-day upkeep, unless otherwise agreed, which is below AED.500
• If a property becomes uninhabitable due to unresolved major defects, tenants may seek:

1. Rent reduction
2. Contract termination
3. Compensation for damages

Protection Against Unlawful Eviction

A landlord may not evict a tenant during the lease term except for legally valid breaches. Eviction for sale, personal use, or major renovation is permitted only upon lease expiry and requires at least 12 months’ prior written notice served through a notary public or registered mail. Non-compliance with these requirements renders the eviction invalid.

3. Landlord Rights in the UAE

UAE tenancy law balances tenant protection with the legitimate commercial and ownership interests of landlords.

Right to Timely Rent Payment

Landlords are legally entitled to receive rent in accordance with the lease terms. Persistent non-payment may justify legal action or eviction proceedings.

Right to Rent Revision Upon Renewal

Rent may only be revised according to the emirate rental index, with the required notice

Right to Evict for Statutory Reasons

Landlords may evict tenants in limited circumstances, including:

• Non-payment of rent after a formal notice
• Breach of lease terms (such as unauthorized subletting)
• Property demolition or major renovation
• Owner’s personal use of the property

Eviction must always follow the legally mandated notice and service requirements.

Right to Property Preservation

Tenants are obligated to:

• Use the property responsibly
• Avoid structural alterations without consent
• Report damage promptly

Where damage exceeds normal wear and tear, landlords may deduct repair costs from the security deposit or pursue compensation.

Right to Terminate the Lease for Breach

If a tenant breaches material terms of the lease, landlords may terminate the contract subject to:

• Contractual provisions
• Statutory notice requirements

Clear termination clauses reduce disputes and enforcement risks.

4. Key Lease Agreement Terms to Review Carefully

A tenancy contract is the primary document governing landlord–tenant relationships in the UAE. It is essential that all parties carefully review and understand its terms to avoid disputes and ensure compliance with federal and emirate-specific regulations.

Rent and Payment Structure

The lease should clearly state the total annual rent payable, as this forms the financial basis of the tenancy. It must also outline the method and schedule of payment, whether through post-dated cheques, bank transfers, or other mutually agreed mechanisms. While payment practices may vary slightly between emirates, rent is commonly paid in one to four cheques per year in major markets like Dubai and Abu Dhabi.

The contract should explicitly address the consequences of late or missed payments, including any grace periods, penalties, or the landlord’s right to take legal action. Clear payment terms help reduce ambiguity and prevent disputes over rent default.

Security Deposit

Most residential leases across the UAE require tenants to provide a security deposit, typically around 5% of the annual rent for unfurnished properties and 10% for furnished units through slight variations, though this may vary in some emirates. The deposit safeguards the landlord against property damage beyond normal wear and tear.

The contract should clearly outline the conditions for refund, the timeline for returning the deposit, and permissible deductions, such as repair costs for tenant-caused damage or unpaid utilities. All deductions should be reasonable and supported by evidence to avoid legal disputes.

Maintenance Responsibilities

A well-drafted lease should define the allocation of maintenance and repair responsibilities. Generally, landlords are responsible for major structural repairs and essential systems, while tenants handle minor, routine maintenance.

Emergency repair procedures should also be specified, including how and when the tenant should notify the landlord and whether the tenant may arrange urgent repairs directly. Clear maintenance clauses are vital to ensure liability is understood and that the property remains habitable throughout the tenancy.

Lease Duration and Renewal

Most tenancy agreements in the UAE are for an initial term of one year, although longer terms may be agreed upon. The lease must clearly indicate the start and end dates, along with conditions for renewal. Tenancy regulations in most emirates require parties to provide advance written notice—commonly 90 days—if they wish to amend terms or adjust rent upon renewal. In the absence of such notice, leases usually renew on the same conditions.

Clearly defined renewal provisions help tenants plan their occupation and assist landlords in managing rental expectations

Early Termination and Penalties

Early termination (exit) can have significant financial and legal consequences. The lease should specify whether break clauses are allowed and, if so, under what conditions. This includes notice periods and any penalties or compensation payable upon early exit.

Some agreements permit early termination with payment of a fixed penalty or partial forfeiture of the security deposit. Clearly defined termination clauses protect both parties and reduce uncertainty if the tenancy cannot continue as planned.

Eviction and Rent Increase Compliance

Any provisions for eviction or rent increases must fully comply with UAE tenancy laws and emirate-specific regulations. Eviction is only legally permitted for valid reasons, such as non-payment of rent, breach of contract, property demolition, or personal use, and must follow mandatory notice procedures.

Similarly, rent increases must adhere to the official rental index or regulatory framework in the relevant emirate and comply with prescribed notice periods. Clauses that conflict with mandatory legal protections may be unenforceable, making it critical that lease agreements reflect current federal and local regulations to safeguard tenancy rights across the UAE.

5. Resolving Tenant–Landlord Disputes in the UAE