Short answer. Under Dubai Decree No. 43 of 2013, a landlord can only increase the rent at renewal by an amount tied to how far the current rent is below the average market rent shown on the RERA / DLD Smart Rental Index. If the current rent is up to 10% below market, no increase is allowed. Any change in the terms (including a rent increase) must be given to the tenant in writing at least 90 days before the contract renewal.
The rent increase table
| Current rent vs average market rent | Maximum increase |
|---|---|
| Up to 10% below market | No increase |
| 11% – 20% below market | Up to 5% |
| 21% – 30% below market | Up to 10% |
| 31% – 40% below market | Up to 15% |
| More than 40% below market | Up to 20% |
How the "average market rent" is set
Under the current framework the average market rent is determined by the DLD's Smart Rental Index, available in the Dubai REST app and on the DLD website. You enter your area, building and unit type and the index returns the current market rent band. The maximum increase is derived from where your existing rent sits versus that band.
The 90-day notice rule
Even where a rent increase is permitted, the landlord must give the tenant at least 90 days' written notice before the contract expires. The notice must specify the new rent (or any other change in the contract). If the landlord fails to serve the 90-day notice, the tenant is entitled to renew on the same terms — including the same rent — for the next year.
The 90-day rule is not just about rent. It applies to any material change in the contract (rent, term, use, guarantees). Tenants can also send a 90-day notice if they want to renegotiate.
Ejari — the tenancy registration
Every rental contract in Dubai must be registered on the Ejari system. Ejari is what makes a tenancy legally recognised and is required for:
- Setting up DEWA (water/electricity) in the tenant's name.
- Getting a residency visa if the tenant is the sponsor of family members.
- Filing any case at the Rental Disputes Centre.
Ejari registration is AED 155 online (renewal AED 100 online). It is usually done via a real-estate services centre or an online portal. Landlord and tenant details, contract term, rent and payment schedule are all recorded.
Tenant checklist
- Get an Ejari for every renewal — it is proof you live there.
- Check the Smart Rental Index before you renew. If your rent is already at or above the average, no increase is allowed under Decree 43.
- Reply to any 90-day notice in writing. Silence is not consent — but if you do nothing and stay past renewal, the previous terms roll over.
- Keep your DEWA and internet bills up to date — landlords will ask for a clearance at move-out.
Landlord checklist
- Register the tenancy on Ejari on time.
- Send any rent-increase notice at least 90 days before renewal, in writing (email or courier is fine, but keep proof).
- Compare the proposed rent against the Smart Rental Index — the Rental Disputes Centre uses the index as the reference.
- Cheques: most contracts still use post-dated cheques; a bounced cheque is a serious issue and the landlord should have a documented process.
What if you disagree?
Tenancy disputes go to Dubai's Rental Disputes Centre (RDC), the specialised judicial arm of the DLD. Cases are typically heard quickly and the RDC applies Decree 43 and the Smart Rental Index directly. Always try mediation first — most Dubai landlord-tenant disputes settle on the RERA calculation without a hearing.
How Eylül Estate helps
For landlord clients we set up an automated rent-increase check every year, generate the 90-day notice on time, and register every tenancy and renewal on Ejari inside our platform. For tenants we do the same in reverse.