The two protections, in one paragraph
Dubai's tenancy framework — Law 26 of 2007 as amended by Law 33 of 2008 — gives every renewal two independent protections. First, the size of any increase is capped by Decree 43 of 2013, in bands read off the RERA Rental Index. Second, Article 14 requires whoever wants to change any term of the contract, rent included, to notify the other party at least 90 days before the expiry date, unless the parties have agreed otherwise. An increase that is inside the cap but announced late fails; one announced on time but above the cap fails too.
No changes mid-contract
Article 7 of the law states the principle plainly: a valid tenancy contract cannot be terminated unilaterally by either side during its term, and its terms hold until it ends. The rent you signed is the rent — a landlord cannot raise it in month seven, and a tenant cannot walk away in month seven either, unless both agree or one of the law's specific eviction grounds applies.
The 90-day rule, precisely
Article 14, as rewritten by Law 33 of 2008, says: if either party of the tenancy contract wishes to amend any of its conditions, they must notify the other party not less than 90 days before the expiry date, unless both parties agreed otherwise. Three details are worth reading twice. It covers ANY amendment — rent, payment schedule, who pays for maintenance — not just money. It runs both ways: a tenant seeking a reduction uses the same clause. And the 90 days count back from the contract's expiry date, not from the day you happen to open the letter.
How big may the increase be
That is Decree 43 of 2013, and it depends only on how far your current rent sits below the Rental Index average for similar units: within 10% of the average, no increase; 11 to 20% below, up to 5%; 21 to 30% below, up to 10%; 31 to 40% below, up to 15%; more than 40% below, up to 20%. The decree binds every landlord in the emirate, free zones and DIFC included. Our guide to the Rental Index walks through the calculator and worked examples.
If you cannot agree
Renewal is a negotiation the law referees. Article 13 lets either party seek to amend the terms or revise the rent at renewal — upward or downward. If no agreement is reached, the judicial committee — today the Rental Disputes Centre — may set a fair rent, and Article 9 tells it how: by the Agency's rent-increase standards, general economic circumstances, the property's condition, and the market rent of similar units in the same area. In practice that means the Rental Index number usually decides.
Payment terms the law fills in
Where the contract is silent on how rent is paid, Article 12 supplies the default: four equal instalments, paid in advance. Cheque counts and dates are otherwise free to negotiate — one cheque usually buys a better price, more cheques buy flexibility. Article 11 adds that the rent includes the building's amenities — pool, gym, parking — unless the contract says otherwise.
Ejari is not optional
Article 4 requires every tenancy to be registered with RERA — the registration system is Ejari — and courts and government bodies will not hear a claim arising from an unregistered contract. That cuts both ways: a landlord cannot file to evict on an unregistered contract, and a tenant cannot dispute an increase on one. Registration costs about 177.75 AED through the Dubai REST app or roughly 220 AED at a typing centre, and in practice the tenant usually arranges it because DEWA activation requires it.
When the demand exceeds the cap
- 1Run your numbers on the DLD Rental Index calculator and note the maximum lawful increase for your unit.
- 2Reply to the landlord in writing before the renewal date: you accept renewal at the lawful figure, citing Decree 43 of 2013 and the index result.
- 3Keep the notice, your Ejari certificate and the calculator result together — they are the whole case.
- 4If the landlord insists, file at the Rental Disputes Centre. The fee is 3.5% of the annual rent, with a minimum of 500 AED and a cap of 20,000 AED, and index-based renewal disputes are usually decided quickly.
- 5Keep paying rent as normal while the case runs — Article 31 says a pending case never suspends the duty to pay.
My landlord sent the increase 30 days before expiry. Do I have to pay it?
No. Article 14 requires the notice at least 90 days before expiry unless you agreed otherwise in the contract. A late notice leaves the renewal on the existing terms; the earliest the increase can lawfully arrive is the following renewal, properly noticed.
Can I demand a rent DECREASE at renewal?
Yes. Article 13 expressly covers revising the rent by increase or decrease. If the index average has fallen well below what you pay, serve your own 90-day notice and negotiate; failing agreement, the Rental Disputes Centre can set the fair rent.
Does a new landlord restart the clock?
No. Under Article 28, sale of the property does not touch the tenancy: the buyer steps into the old contract as it stands, including any notice already validly served — and without a valid notice, the same 90-day and cap rules bind the new owner.
Is a WhatsApp message a valid 90-day notice?
The law defines notification as written notice through notary public, registered mail, personal delivery, or technological means approved by law. Put renewal correspondence in a provable written channel; for anything contentious, notary public or registered mail is the safe form.
This article is general information, not legal or financial advice. Rules change — confirm your own position with a qualified professional before deciding.
