Law on Rent Increase in Dubai in 2026; RERA Index, 90-Day Notice, and Eviction
Everything You Need to Know About the Rent Increase Law in Dubai
Short answer: Increasing the rent of the current contract in Dubai is not permitted solely due to rising advertisement prices. First, the DLD or RERA Smart Rental Index must confirm the possibility of an increase, and the landlord must notify the change in conditions at least 90 days before the end of the contract, unless the contract specifies another deadline. A rent increase notice is completely different from a 12-month eviction notice.
When renewing a contract, two separate questions must be answered: Has the landlord notified the increase in a timely manner, and is the requested percentage consistent with the official index? If the answer to either of these is negative, simply sending a consultant's message or comparing with neighborhood advertisements does not automatically validate the increase.
This article explains the general framework of Dubai law. The outcome of a case may depend on the text of the contract, the method of notification, dates, and documents; for actual disputes, seek guidance from the Rental Disputes Center or a licensed legal consultant.
What is the Dubai Smart Rental Index?
The Dubai Land Department uses the Smart Rental Index to measure fairer rents at the building level. This index takes into account not only the area but also the features and ranking of the building in its assessment. For the existing contract, check the official "Rental Index" result and keep a screenshot or certificate of the result with the search date.
The advertisement price of a vacant unit, a new contract of a neighbor, or the opinion of a consultant does not replace the official index. Advertisements are requested prices; the index is used to determine the ceiling for increasing the current contract.
Increase Ceiling Based on Distance from Average Rent
Decree No. 43 of 2013 determines the ceiling for increases based on the distance of the current rent from the average rent of similar properties in the index:
Current Rent Status Compared to Average Index | Maximum Allowed Increase |
|---|---|
Up to 10% less than average | No increase |
11% to 20% less | 5% |
21% to 30% less | 10% |
31% to 40% less | 15% |
More than 40% less | 20% |
This percentage is applied to the current rent, not that the rent directly reaches the average index number.
A Simple Example
Suppose the current annual rent is 80,000 AED, and the index result shows this amount is 25% less than average. This situation falls within the 21% to 30% range; therefore, the ceiling increase is 10%:
80,000 × 10% = 8,000 AED
The new rent in this example will be a maximum of 88,000 AED, provided that there is also a valid and timely notice. If the index shows a different result or the property specifications are incorrectly entered, the calculation changes.
How Does the 90-Day Notice Law Work?
Article 14 of the amended Law No. 33 of 2008 states that if either party wishes to change the terms of the contract, they must notify the other party at least 90 days before the end of the contract, unless the parties have agreed on another deadline in the contract.
To review a rent increase request, put four things together:
Exact date of contract termination.
Date of receipt of the first notice of increase.
Method by which the notice was sent and the possibility of proving its receipt.
Contract clause regarding the deadline and method of notification.
An ambiguous message like "the owner intends to increase" may not be sufficient in terms of proving the amount and conditions. Request that the new amount, implementation date, and basis for the index be sent in writing. Keep the conversation respectful and save all copies.
Notice of rent increase differs from notice of eviction
Do not confuse these two deadlines:
Subject | General Deadline | Application |
|---|---|---|
Change of rent or other conditions of extension | At least 90 days before the end of the contract, unless otherwise agreed | Extension of the contract with new conditions |
Eviction after the end of the contract for specific reasons | 12 months, through a Notary Public or registered mail | Sale, personal use, or first-degree relative and some cases of demolition or reconstruction |
For eviction after the end of the contract, the law accepts specific reasons; including the sale of the property, personal use by the owner or first-degree relative if no suitable alternative is available, demolition or reconstruction, and major repairs that cannot be done with the tenant present. The notice must be 12 months and sent via Notary Public or registered mail.
If the owner reclaims the property for personal use or for a first-degree relative, the legal principle is that for residential property, it cannot be rented to another person for up to two years, and for non-residential property, up to three years, unless another decision is made by the relevant authority. In case of violation, the former tenant may seek compensation.
What to do if the increase exceeds the index?
The low-tension and documented route usually follows this order:
Save the official index result with the precise specifications of the property.
Send your calculation referencing Decree 43/2013 to the owner or representative.
Remind the date of the notice and the 90-day clause of the contract.
Provide a clear proposal for extension and payment plan.
If no agreement is reached, seek formal guidance on the process of submitting an extension proposal or submitting checks and referring to the Rental Disputes Center before the deadline.
Do not arbitrarily stop payments, do not cancel checks without consultation, and do not evict the property solely based on a phone conversation. Proper behavior in disputes depends on timing and documentation of the case.
What happens if the owner did not notify 90 days in advance?
Under the general framework of Article 14, the request for changing conditions must comply with the specified deadline unless the contract has a different deadline. Therefore, if the notice was sent late, discuss the dates and text of the contract in writing with the owner and propose an extension under the current conditions.
However, it is better not to assume the final legal outcome yourself. The dispute over timing or validity of notification will be reviewed by the RDC, and correspondence, receipt of delivery, contract, and behavior of the parties are important.
Can the tenant and owner agree on a different amount?
Yes, many renewals are resolved through negotiation. The legal ceiling index specifies unilateral increases, but both parties can consciously agree on a different package; for example, they can negotiate the amount, number of checks, repairs, or duration of the contract simultaneously. The final agreement must be clear and documented, and reflected in the renewal contract and Ejari.
Documents You Should Keep
Current contract and annex and Ejari certificate.
Notice of increase with date and method of delivery.
Result of Rental Index and entered specifications.
All emails, messages, and renewal offers.
Checks, payment receipts, and any official notices.
In case of eviction, a copy of the Notary Public notice or registered mail.
Creating a one-page timeline of events is very helpful during negotiations or when referring to RDC.
Frequently Asked Questions
Can the owner increase the rent by 20% every year?
No. 20% is the highest tier of the table and only applies when the current rent is more than 40% below the average index. In many contracts, the ceiling is lower or even zero.
Is a WhatsApp message considered a legal notice of increase?
The validity of the notification depends on the contract text, message content, and the ability to prove sending and receiving. To reduce disputes, the amount, effective date, and basis for the increase should be clear and documented. If the dispute is serious, consult RDC or a legal advisor.
If the prices of building ads are much higher, can the owner ask for the same amount?
For a new contract for a vacant unit, the market plays an important role; however, the increase in the current contract must be compatible with the official index and legal deadline. The ad price alone is not the basis for the increase ceiling.
Does a 12-month notice mean the rent will not increase for 12 months?
No. A 12-month notice for eviction relates to specific reasons. Changing the amount in renewal is a separate issue and is reviewed with the index and 90-day notice.
Where can we follow up on rent disputes?
The Rental Disputes Center under the Dubai Land Department is the specialized authority for rental disputes in Dubai. Before filing a case, check the costs, documents, and appropriate procedures through official channels.
