Table of contents
- Legal framework governing rent increases
- What is the dubai rent increase law?
- Exemptions and special cases in Dubai rent increase law
- Tenant rights and legal protections against unfair increases
- Long-term strategies to maximize rental returns while staying compliant
The law behind the lease: what governs rent hikes in Dubai
Before you break out in a cold sweat over your next rent notice, take a deep breath—Dubai rent increase law is actually built to keep things fair and transparent (yes, really!).
Let’s start with RERA, aka the Real Estate Regulatory Agency. Think of RERA as the Marie Kondo of Dubai’s rental world—they bring order, clarity, and rules that actually make sense. Their biggest tool? The RERA Index. This handy little system compares what you’re paying to similar properties in your area. So, if your landlord tries to bump your rent sky-high out of nowhere, the RERA Index steps in like, “Um, no thanks.”
Now onto the laws themselves—Law No. 26 of 2007 and Law No. 33 of 2008. These are the real MVPs of landlord-tenant relationships in Dubai. Together, they set boundaries on how often and how much rent can be increased. Spoiler alert: landlords can’t just raise rent whenever they feel like it.
And then there’s Ejari. If you’ve rented in Dubai, you’ve probably heard of it, maybe even muttered about it under your breath. But trust me, Ejari is your safety net. It’s a government-run contract registration system that makes your lease official in the eyes of the law. Without an Ejari contract? That rent increase your landlord’s proposing might not even be legal.
So, while rental law might not be the most glamorous topic (no throw pillows or paint swatches involved), understanding the Dubai rent increase law can save you a ton of stress—and maybe even a few dirhams.
Dubai rent increase law: how it actually works
Let’s be real—nothing makes your heart race like that email with the subject line: “Rental Renewal.” But before you spiral, let’s walk through how the Dubai rent increase law actually works (and spoiler alert: it’s not just a landlord free-for-all).
At the center of it all is the RERA Index—aka your rental reality check. This official tool looks at what you're currently paying and compares it to other properties just like yours in your neighborhood. So if you’re in a two-bedroom apartment in Marina, it’s not being compared to a villa in the Springs (thank goodness).
Now here’s where it gets juicy—the percentage game. Dubai rent increases are tiered based on how under-market your current rent is:
If your rent is within 10% of the average market rate: No increase (cue happy dance).
11–20% below market? That’s a 5% increase.
21–30% below? You’re looking at a 10% increase.
31–40% below? That bumps to 15%.
And if your rent is more than 40% below market—yep, you guessed it—20% increase is allowed.
It’s like a sliding scale of fairness. No guesswork, no “my cousin said her landlord raised it 30% last year” drama. It’s all written out and regulated through the Dubai rent increase law, and it’s honestly one of the best protections for tenants in a fast-moving market.
Pro tip? You can even check your rent against the RERA calculator online before your contract renewal rolls around. Because nothing says peace of mind like being one step ahead—with receipts.
Rent increase notice? here’s what you need to know before the 90-day countdown
So, picture this: you’re sipping your morning coffee, casually scrolling through your emails, and boom—a rent increase notice pops up in your inbox. Deep breaths. Here’s the thing: not only are there rules about how much rent can be raised, but there are very clear rules about how and when you have to be told.
According to Dubai’s tenancy laws, landlords must give tenants at least 90 days’ written notice before the lease is up if they plan to increase the rent. That means if your lease ends on June 30, you should be getting that heads-up by April 1 (no, it’s not an April Fool’s joke—it’s the law).
Now, how should they send this magical notice? There are a few official ways:
- Registered mail (yes, the kind you have to sign for)
- Email (but only if it’s mentioned in your contract—so go check!)
- Or via notary public notification (fancy and official)
And what happens if your landlord forgets to send the notice—or sends it late? You’re not out of luck. If the notice isn’t given 90 days in advance, then guess what? The rent increase can’t legally be enforced until the next lease renewal. You can absolutely say, “Thanks, but nope—not this year.”
If you do receive a notice that seems sketchy or way off the mark:
- Reach out to the Dubai Land Department for a little clarity (they’ve seen it all).
- Use the RERA guidelines as your negotiation backup.
- And if things get tricky, you can always take it to the Rental Dispute Settlement Centre (RDSC)—they’re the ones who handle exactly these kinds of issues.
Moral of the story? Don’t let a rent increase notice rattle you. You’ve got rights, timelines, and a whole legal framework standing behind you.
The rent increase calculator: your new best friend for lease renewals
Okay, here’s a fun little hack that feels like having insider info: the rent increase calculator. Yep, it's a real thing—and it’s an absolute lifesaver whether you're a tenant trying to figure out if that rent bump is legit, or a landlord wanting to stay within the rules (and out of hot water).
The Dubai Land Department offers this free tool on their official website and on the Dubai REST app. And despite its very serious name, using the rent increase calculator is surprisingly simple—think of it as a rental reality check with no guesswork.
Here’s how to make it work for you:
Step 1: Access the calculator
Hop onto the Dubai Land Department’s site or open the Dubai REST app. You’ll find the calculator right there under “Rental Index.” (Bookmark it—you’ll thank yourself later.)
Step 2: Choose your method
You’ve got options! The calculator lets you check rental limits in a few different ways:
- Title Deed Number – For property owners.
- Ejari Contract Number – For tenants who want to pull up current rent info.
- Property Type & Location Map – Choose your property type (residential, commercial, etc.), then pick your area on the map for the most accurate rate.
- Pro tip: If you’re a renter, go the Ejari route—it’s the fastest way to get all your details pulled up like magic.
Step 3: Enter the rental info
Depending on the method you chose, you’ll be asked to input:
- Your current annual rent
- Contract end date
- Property type (Apartment or Villa)
- Location
- Number of bedrooms
This helps the tool compare your place to others just like it.
Step 4: Add the right details (Or leave them blank!)
Already renting? Enter your current rent to see if a bump is allowed. Just browsing or apartment hunting? Leave that field blank and the calculator will show you the market average for your dream spot.
Step 5: Hit “calculate rent” and breathe
Once everything’s in, click the magic button. The calculator will tell you:
- The average market rent for your area
- Whether a rent increase is allowed
- And if so, by how much
It’s like having RERA’s brain in your browser—no spreadsheets required.
So before you agree to that new rent figure (or send one out), make sure the rent increase calculator has had its say. Because a little prep work now can save you from a whole lot of drama later.
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The exceptions: when Dubai rent increase law doesn’t apply (and what to do about it)
Alright, so we’ve talked a lot about how the Dubai rent increase law works—but let’s be real, there’s always an exception to the rule. Or five.
Here’s your insider guide to when the usual RERA regulations might not apply, and what that actually means if you're a tenant, landlord, or somewhere in between.
Freehold vs. non-freehold areas
Dubai’s a city of contrasts, and that includes its property laws. If you're renting in a non-freehold area (sometimes called leasehold), you're under the cozy blanket of RERA protection—meaning any rent increase has to play by the official rules.
But if you're in a freehold area (yes, where foreign ownership is allowed and luxury towers seem to grow overnight), the situation gets a little trickier. Some properties in these areas might not follow RERA’s rental index at all. Instead, the developer could have their own rental policy. Translation: it's worth double-checking what rules apply before signing anything that affects your wallet.
Short-term rentals & holiday homes
If you’re living that Airbnb-ish life, listen up. Short-term leases under six months and holiday home rentals are usually outside the scope of the Dubai rent increase law. In these cases, rent changes aren’t tied to the RERA index—they’re simply based on whatever the tenant and landlord agreed to (hopefully in writing!).
So if you’re renting for a summer, a season, or a spontaneous 3-month sabbatical in the Marina, make sure everything is spelled out in your contract. That way, no one’s surprised when the rent jumps just as you're finally figuring out the light switches.
Company-owned or government housing
If your housing is provided by your employer (lucky you!) or part of a government scheme, you’re likely operating under a totally different set of rules. These properties are often exempt from RERA regulations, and rent adjustments are determined internally. That means your HR department or the relevant government body decides when—and how much—rent can change. So maybe send them a coffee next time rent season rolls around?
Long-term leases (10 Years or More)
Here’s the deal: long-term lease contracts (we’re talking 10 years or more) often include customized terms for rent increases. While RERA still matters, these agreements tend to allow more flexibility. If you’ve signed one of these unicorn contracts, make sure you understand the fine print, because the annual increase might already be baked in.
Commercial rentals
If you're running a business out of your leased space, you're in a slightly different world. Commercial leases still need to follow the RERA index in theory, but landlords and tenants often negotiate their own terms—especially when it comes to rent reviews. The key word here is negotiable, so bring your A-game and maybe a lawyer.
During economic crises or "extraordinary events"
Remember the COVID-19 pandemic? Dubai temporarily hit pause on rent hikes and evictions during that time to protect people facing financial difficulties. The Dubai rent increase law may adjust in similar ways during future economic downturns or special government directives. It’s like the city’s way of saying, “We’ve got you”—at least for a little while.
So there you have it: the wild cards, curveballs, and loopholes of the Dubai rent increase law. If you’re in one of these categories, don’t panic—just read the fine print, ask all the questions, and don’t be afraid to get a little nerdy with your contract. It could save you a lot of dirhams—and drama—down the road.
What to do when a rent increase notice feels off
Here’s the thing no one tells you when you move into your charming one-bedroom with skyline views: sometimes a rent increase notice lands in your inbox and makes your jaw drop. But guess what? That doesn’t mean you have to just accept it and hand over extra dirhams every month.
Tenants in Dubai are legally protected from unfair or excessive rent hikes, thanks to the Rental Dispute Settlement Centre (RDSC)—basically your secret weapon when things go sideways.
Step One: Check if the rent hike is legal
First, take a breath. Then, pull up the RERA Rent Increase Calculator (yep, that magical tool we talked about earlier). If your landlord’s proposed increase goes beyond what RERA allows, you officially have grounds to challenge it. The law’s got your back.
Step Two: Know what the lease actually says
Landlords cannot increase your rent in the middle of a contract unless your lease specifically allows it (and most don’t). They’re also required to give you a 90-day written notice before your lease renews. If they miss that deadline? You have the legal right to reject the increase and renew at your current rent.
Pro tip: Always keep copies of your lease, the rent increase notice, and that RERA calculator result screenshot. It’s like your receipts folder—but for housing justice.
Step Three: File a complaint (if you need to)
If your landlord insists on pushing through an illegal rent increase, it’s time to head to the RDSC. Here's what you’ll need:
Your current lease agreement
The rent increase notice
Your RERA calculator results Once your complaint is filed, the RDSC will review it and—if they agree with you—they can cancel or adjust the increase. In some cases, they’ve even required landlords to refund overpaid rent. Now that’s what we call a win.
Bonus: what if things get... weird?
If your landlord starts applying pressure (think: eviction threats, multiple calls, or "you better sign this now" energy), that’s harassment—and it’s absolutely not allowed. Repeated violations can lead to fines, legal action, and in some cases, orders for compensation.
The bottom line? A rent increase notice is not a command—it’s a proposal. And if it doesn’t line up with the law, you have every right to challenge it, confidently and legally.
How to raise rent (legally and lovably) under Dubai rent increase law
Let’s face it: raising rent can feel a little awkward. It’s kind of like telling a friend you’re not free to help them move—necessary, but still tricky. But here’s the good news: when done thoughtfully and in line with the Dubai rent increase law, rent adjustments can actually feel fair and even appreciated (okay, maybe not loved, but definitely understood).
1. Make it make sense (and show your receipts)
Start with the RERA index—your go-to for showing tenants that the increase is based on real data, not vibes. This government-backed benchmark helps position your rent adjustment as thoughtful and totally above board.
Now, sweeten the deal by highlighting upgrades: Did you redo the bathroom? Swap in a shiny new fridge? Add maintenance perks like on-demand AC servicing? These little “just thought of you” touches make a big difference when explaining a rent bump. It’s not just about more rent—it’s about more value.
And don’t underestimate the power of a neighborhood comparison. Show how similar properties nearby are priced, and your tenants will see the increase isn’t just justified—it’s competitive.
2. Time it right (because timing is everything)
The rental market, just like fashion, has its seasons. Peak rental times—like just before the school year or when expats are relocating for business—are when people are more open to change and, yes, slightly higher prices. A well-timed rent increase notice during these windows feels less disruptive and more like part of the natural rhythm of the market.
3. Residential vs. commercial: know your audience
If you're managing residential properties, rent increases should be synced with lease renewals and the local rental index. Keep it friendly and straightforward—people want stability at home.
But for commercial properties, the story’s different. Rent shifts often follow the economy, so increases might be tied to business growth, foot traffic, or even seasonal peaks (think holiday season for retail spaces). Just remember, whether it's a family home or a corner café, the Dubai rent increase law still applies—you just have a little more wiggle room on the commercial side.
4. Let the pros take the wheel
Not into playing rent strategist? Totally fair. That’s where property management services come in—and the good ones handle all this with legal finesse and a smile. They’ll take care of everything from RERA compliance to rent notices, and even those “just wondering about the water pressure” tenant texts.
Need a starting point? We’ve rounded up the best property management companies in Dubai right here.
Bottom line: Rent increases don’t have to be messy. With the right tools, smart timing, and a bit of transparency, you can follow the Dubai rent increase law, boost your rental returns, and keep those five-star tenant vibes going strong.
Ready to ditch the stress and simplify your lease management?
Let Keyper take care of the details—so you can focus on what matters most.
Let’s clear things up
What mistakes should landlords avoid when raising rent?
Even with the best intentions, landlords can stumble—especially if they’re not fully clued in on the Dubai rent increase law. The big no-no? Forgetting the 90-day rent increase notice before lease renewal. Without it, the tenant has every right to say, “Nice try,” and renew at the old rate.
Mid-contract rent hikes? Also a hard no—unless your lease says otherwise (and most don’t). Another pitfall is skipping the RERA index, which leads to rent increases that aren’t legally allowed—and that’s where disputes (and fines) come in. Oh, and silence isn’t golden here. Always explain why the rent is going up, or you risk losing a great tenant.
Can landlords raise rent every year in Dubai?
Yes—but with rules. Under the Dubai rent increase law, annual rent increases are allowed only if they’re within the limits set by the RERA index. Even if you’re totally within legal range, you still need to give a 90-day rent increase notice before the lease renewal. No notice = no increase. It’s that simple.
Can new tenants be charged more than renewing ones?
Yes, landlords can offer a higher rate to a brand-new tenant, especially if market prices have climbed. But here’s the thing: you can’t just nudge a current tenant out the door to bump up the rent. Any rent increase for an existing tenant has to follow the RERA rules, and you can’t force a move-out just to chase a better deal.
Can landlords charge extra fees instead of raising rent?
Technically? Yes—but only if it’s above board. Landlords can add service or maintenance fees if they’re clearly stated in the lease and agreed upon. But trying to sneak in extra charges as a workaround to a rent increase cap? That’s a big nope under RERA. Tenants can (and should) dispute hidden or unfair fees—especially if they weren’t part of the original contract.
Final thoughts (because you’ve got this)
If there’s one thing to walk away with, it’s this: understanding the Dubai rent increase law isn’t just smart—it’s essential. Whether you’re a landlord looking to boost returns or a tenant standing your ground, staying compliant with RERA regulations keeps everyone on the right side of the law (and out of drama).
Smart, strategic rent increases—especially when backed by market data and actual improvements—can lead to higher profits without losing great tenants. (Yes, it’s possible to have both.)
And don’t forget: the RERA Rent Increase Calculator is your best friend. Use it often, use it confidently, and use it to avoid surprises.
Too busy to manage it all? Let a trusted pro handle the heavy lifting. The right property management service will keep you compliant, organized, and blissfully worry-free.
