Tenancy Contract Template Dubai: A Comprehensive Legal Guide for Landlords and Tenants

Tenancy Contract Template Dubai: A Comprehensive Legal Guide for Landlords and Tenants

Estimated reading time: 25 minutes

Key Takeaways

• Use the Unified Ejari Tenancy Contract as a foundation for risk management and dispute avoidance.
• Register your lease with Ejari to secure enforceability and access to utilities and visa services.
• Rent increases must comply with the Dubai Lan Department official Rental Index maintained by the Real Estate Regulatory Agency and the maximum permissible increase bands set out in Decree No. 43 of 2013 Determining Rent Increase for Real Property in the Emirate of Dubai.
• Security deposits are permitted under Article 20 of Dubai Law No. 26 of 2007 Regulating the Relationship Between Landlords and Tenants in the Emirate of Dubai to ensure maintenance of the property upon expiry of the Lease Contract; standard market practice consequentially records such deposits in Ejari registration instruments.
• A 90-day notice is required for proposed rent changes and contract amendments prior to expiry. For eviction at expiry under specified grounds under Article 25 of Dubai Law No. 26 of 2007 as amended by Dubai Law No. 33 of 2008, a landlord must provide a 12 months written notice in advance served through Notary Public or by registered mail.

1. Introduction to the Tenancy Contract Template Dubai

Purpose and Scope: A tenancy contract template Dubai is the primary written lease instrument defining landlord and tenant rights under Dubai Law No. 26 of 2007 and its amendment by Dubai Law No. 33 of 2008, addressing rent, deposits, maintenance, renewal, and eviction mechanisms.

Dispute Reduction: Properly completed templates reduce litigation—as seen in off-plan market disputes—by clarifying terms and aligning with the Dubai Real Estate Property Legal framework.

2. Governing Legal Framework for Lease Contracts in Dubai

Dubai tenancy relationships are governed by Dubai Law No. 26 of 2007 (as amended) and enforced via the Real Estate Regulatory Agency’s Ejari system. Article 4 mandates written registration for enforceability, and Article 36 empowers RERA rule-making, including the Rental Index.

3. Essential Elements of a Comprehensive Tenancy Contract Template Dubai

• Parties’ Identification: Full names, IDs, company details, and proof of authority.
• Property Description: Include Makani, DEWA meter, plot/unit references and permitted use.
• Term & Rent: Fixed period in day-month-year form, annual rent in AED (figures & words), payment schedule per Article 12.
• Security Deposit: Typically 5–10 % of annual rent (Article 20), held as guarantee for performance.
• Maintenance & Repairs: Landlord for structural works (Articles 15–16), tenant for minor upkeep (Article 19).
• Notice & Renewal: 90-day written notice for amendments/non-renewal (Article 14), automatic renewal under Article 6.

4. Security Deposit Regulations in Dubai Tenancy Contracts

Article 20 allows a deposit to secure tenant obligations. Standard practice: 5 % for unfurnished, 10 % for furnished residential leases, recorded in Ejari (Ejari templates).

Refunds should occur within 14 to 21 days of handover with an itemised deduction statement; tenant remedies include claims at the Rental Disputes Centre if withholding is unjustified.

5. Rent Increase Legal Limits UAE and Their Application in Dubai

Decree No. 43 of 2013 caps increases based on the RERA Rental Index:
– ≤ 10 % below median: no increase
– 11–20 % below: max 5 %
– 21–30 % below: max 10 %
– 31–40 % below: max 15 %
– > 40 % below: max 20 %

All increases require 90-day written notice and calculation via the Smart Rental Index.

6. Lease Termination and Notice Period Requirements

Article 14 mandates 90-day notice for non-renewal by the tenant or amendments by either the landlord or the tenant. Absent proper notice, tenancy renews automatically per Article 6. Early termination requires mutual consent or agreed exit fees (Article 7).

7. Eviction Procedures and Compliance with Eviction Procedures UAE Requirements

Pre-expiry eviction grounds under Article 25(1) include non-payment (with a 30-day cure period upon written notice through Notary Public or registered mail), unauthorised subletting, illegal use, and serious breaches. Post-expiry grounds under Article 25(2) require 12-month notary or registered-mail notice for demolition, personal use, or sale. Tenants are protected from self-help; all evictions proceed through the Rental Disputes Centre (eviction procedures UAE requirements).

8. Tenant Rights under Dubai Laws and Their Protection through a Tenancy Contract Template Dubai

• Quiet Enjoyment: Right to peaceful occupation; landlord access only for agreed inspections or emergencies (Article 15, 34).
• Maintenance: Landlord-led major repairs; tenant-led minor work with proper notice (Article 16).
• First Refusal: Tenants have the right to peaceful enjoyment and may, in practice, be granted priority in returning after the property is demolished and reconstructed, or renovated and restored,; such procedural rights are determined by the Rental Disputes Settlement Centre’s interpretation of Law No. 26 of 2007 as amended by Dubai Law No. 33 of 2008 (Article 29).
• Dispute Resolution: Ejari-registered contract is evidence before the Rental Disputes Centre.

9. Practical Recommendations and Best Practices for a Tenancy Contract Template Dubai

Start with the official Ejari form and supplement with clauses on insurance, utilities, subletting, governing law, and service of notices. Maintain detailed records: Ejari certificate, payment proofs, inspection reports, notices, and technical assessments for disputes.

10. Conclusion: Compliance, Risk Management, and Continuous Monitoring

A robust tenancy contract template Dubai, aligned with Dubai Law No. 26 of 2007, Law No. 33 of 2008, the RERA Rental Index, and Ejari, mitigates risks, enforces tenant rights, and ensures lawful rent reviews and evictions. Regularly review and update your template to reflect regulatory changes and market practices (real estate lawyer Dubai 2025).

11. FAQs

What is Ejari and why is it mandatory?

Ejari is the Dubai Land Department’s tenancy registration system. Under Article 4 of Dubai Law No. 26 of 2007, all lease contracts must be registered with Ejari for them to be legally enforceable and to enable utility connections and visa processing.

How do I calculate a lawful rent increase in Dubai?

Use the official RERA Rental Index calculator. Match your current rent against the median market rent and apply the caps in Decree No. 43 of 2013, then serve a 90-day written notice before renewal.

What are the rules for security deposit refunds?

Article 20 permits deposits as performance security. Refunds must be returned within a reasonable period (commonly 14–21 days) after handover, with an itemised deduction statement. Tenants can file a claim at the Rental Disputes Centre for unjustified withholdings.