Landlords’ Responsibilities

Landlords in Dubai must adhere to several key obligations to maintain a positive relationship with their tenants. These include:

• Providing a written lease agreement registered with the Real Estate Regulatory Agency (RERA).
• Ensuring the property is safe, well-maintained, and in good condition.
• Supplying tenants with a copy of the title deed or ownership documents.
• Keeping rent unchanged during the agreed lease term.
• Respecting the tenant’s right to use the property without interference.

Tenants’ Rights and Responsibilities

Tenants also have specific rights and duties, including:

• Paying rent and utility bills on time.
• Obtaining written approval from the landlord before subletting the property.
• Only making alterations or repairs to the property with the landlord’s permission.
• Returning the property in the same condition it was received, with no damage.
• Expecting a safe and habitable living space.

Security Deposit Guidelines

Dubai’s rental laws require landlords to collect a security deposit before a tenant moves in. Key points include:

• Security deposits cannot exceed 5% of the annual rent.
• Landlords must return the deposit within 14 days of the lease ending.
• Deductions for unpaid rent, utility bills, or damages must be documented and shared with the tenant.

Understanding these responsibilities fosters a smoother relationship between landlords and tenants.

Contractual Aspects of Tenancy in Dubai

Key Tenancy Contract Terms

The RERA Dubai Tenancy Law regulates rental agreements. Important terms to review in a tenancy contract include:

• Rent amount and payment schedule.
• Security deposit details.
• Maintenance and repair obligations.
• Rules on subletting.
• Provisions for renewal and termination.

Tenants should carefully review and fully understand the contract before signing, seeking legal advice for unclear terms.

Ending a Tenancy Contract

Tenancy agreements may end for several reasons, such as:

• Completion of the lease term.
• Mutual consent of both parties.
• Breach of agreement by either party.
• Non-payment of rent by the tenant.

Early termination may involve penalties or forfeiture of the security deposit. Tenants should clarify termination terms in the contract to avoid surprises.

Eviction Process

Landlords must follow strict legal procedures to evict tenants. The process includes:

1. Providing written notice with the reason and date for eviction.
2. Filing a case with the Rent Dispute Settlement Center (RDSC) if the tenant does not vacate.
3. A hearing at the RDSC, where both parties can present evidence.
4. Enforcing eviction through the Dubai Courts if the ruling favors the landlord.

Tenants should be aware of their rights under the RERA Dubai Tenancy Law to address disputes effectively.

Rental Dispute Resolution

Tenants may encounter disputes with landlords over rent increases, maintenance, or lease termination. Here’s how disputes are handled:

RERA’s Role in Dispute Resolution

The Real Estate Regulatory Agency (RERA) oversees the rental market. Tenants can lodge complaints with RERA, which facilitates mediation to resolve disputes amicably.

Vacating Notice Requirements

Tenants must provide written notice before vacating a property. The notice period is:

• Three months for annual leases.
• One month for monthly leases.

The notice must include the tenant’s reason for leaving.

Rental Dispute Settlement Process

If mediation fails, disputes are referred to the Rental Dispute Settlement Center (RDC), which handles real estate-related cases.

Steps in the process:

1. Filing a Complaint: Tenants submit their grievance with supporting evidence.
2. Mediation: The RDC attempts to mediate a resolution.
3. Hearing: Unresolved cases proceed to a hearing, where a decision is made based on evidence.
4. Enforcement: Rulings are legally enforceable if either party fails to comply.

This structured approach ensures fair treatment for both tenants and landlords.

Ejari Registration and Its Importance

Ejari is Dubai’s online system for registering tenancy contracts, designed to enhance transparency and fairness in the rental market.

Key points about Ejari:

• It is mandatory for all rental agreements under Dubai’s 2007 tenancy laws.
• Registration can be completed via the Dubai REST app or authorized centers.
• Required documents include:
  • Tenancy contract copy.
  • Emirates ID copies of the landlord and tenant.
  • Title deed or affection plan.
  • DEWA connection certificate or bill.

Ejari provides legal protection for both parties and serves as evidence in case of disputes. Failure to register can result in fines.

Market Regulations and Rent Control

Guidelines for Rent Increases

RERA enforces rent increase caps to protect tenants from unreasonable hikes:

• 0% increase if current rent is 46% or more below market average.
• 10% increase if rent is 36%-45% below average.
• 15% increase if rent is 26%-35% below average.
• 20% increase if rent is 25% below average.

RERA’s rent index, updated quarterly, ensures landlords follow these guidelines, promoting fairness.

Impact on the Market

These measures stabilize rental prices, making it easier for tenants to budget while fostering transparency in landlord-tenant relationships.

Special Considerations for Commercial Properties

Commercial leases differ from residential leases in Dubai. Key distinctions include:

• Lease Terms: Commercial leases are typically longer, often exceeding five years.
• Rent Increases: Negotiated between landlord and tenant, with no cap like residential properties.
• Maintenance: Tenants handle most repairs, while landlords are responsible for structural issues.
• Termination: Landlords can terminate leases for non-payment or breach of contract, following written notice.
• Security Deposit: Typically several months’ rent, held as collateral for damages.

Understanding these nuances helps landlords and tenants establish successful commercial tenancy agreements.