How to Renew Your Rental Contract in Dubai
If you're renting an apartment or villa in Dubai, your tenancy contract needs to be renewed when the agreed rental period comes to an end if you want to continue living in the property.
The renewal process is usually straightforward, but there are several things you should check before agreeing to another year.
Your landlord may propose a new rental amount, you may be able to negotiate the terms, and the renewed tenancy should be registered through Ejari.
This guide explains when to start the renewal process, how rent increases work, how to negotiate with your landlord and how to renew your Ejari.
This Guide Is For
- Tenants renewing a Dubai rental contract
- Expats renting apartments or villas in Dubai
- Tenants who have received a proposed rent increase
- Renters who want to negotiate their renewal
- Anyone wanting to understand the Ejari renewal process
- Tenants approaching the end of their current tenancy
Quick Answer
You can generally start discussing your renewal with the landlord around 90 days before your tenancy expires.
If either party wants to change the rent or other contractual terms, the other party should generally be notified at least 90 days before the contract expires, unless both sides agree otherwise.
If you agree to renew, the new tenancy contract should be registered through Ejari.
The renewal can be completed through the Dubai REST app, the Ejari system or a Real Estate Services Trustee Centre, depending on the parties and property.
Before accepting a new rent, check the official Dubai Land Department Rental Index to see whether the proposed increase is permitted.
When Should You Start Renewing Your Rental Contract?
It is best to start the process well before your current contract expires.
Dubai Land Department recommends beginning renewal discussions around 90 days before the lease expires.
This gives you enough time to:
- Discuss the new rent
- Check the Rental Index
- Negotiate with the landlord
- Decide whether you want to stay
- Agree on the payment schedule
- Complete the renewed Ejari
Don't wait until the final few days of your tenancy if you can avoid it.
If the landlord proposes a rent increase, the 90-day timeframe is particularly important.
Does a Rental Contract Automatically Renew?
You should not assume that your tenancy simply continues under the same terms without action.
If you want to remain in the property, discuss the renewal with the landlord and agree on the new terms.
Once the renewal is agreed, the renewed contract should be registered through Ejari so that the tenancy is properly documented.
Dubai Land Department provides a specific service for registering and renewing tenancy contracts.
Can the Landlord Increase the Rent at Renewal?
Yes, a landlord can increase the rent at renewal, but the increase is subject to Dubai's rental rules.
The permitted increase depends on the relationship between your current rent and the applicable rental value for comparable properties.
You should check the official Dubai Land Department Rental Index before accepting the proposed new rent.
The current framework allows maximum increases ranging from 0% to 20%, depending on how far the existing rent is below the applicable market average.
For example:
Up to 10% below market average: 0% increase
More than 10% to 20% below: 5% increase
More than 20% to 30% below: 10% increase
More than 30% to 40% below: 15% increase
More than 40% below: 20% increase
The exact result for your property should be checked through the official Rental Index rather than estimated manually.
How Much Notice Does the Landlord Need to Give for a Rent Increase?
The general requirement is at least 90 days before the tenancy expires.
Dubai Land Department states that if either party wants to amend the rental value or other contract terms, they must notify the other party at least 90 days before expiry, unless both parties agree otherwise.
For rent increases specifically, Dubai Land Department has stated that if the landlord fails to provide the required 90-day notice, an increase confirmed by the Rental Index will not be applied for that renewal.
For example, if your contract expires on December 31, you should generally receive notice of a proposed rent change by around the beginning of October.
How Do You Check Your Permitted Rent Increase?
Use the official Dubai Land Department Rental Index.
The calculator determines the applicable rental value based on information about your property and current rent.
You should check this before agreeing to a proposed increase.
This is particularly important if the landlord or agent gives you a specific percentage and says that it is required.
Don't assume that every landlord can simply increase the rent by 5%, 10% or 20%.
The actual permitted increase depends on the property's position relative to the applicable market value.
Can You Negotiate the New Rent?
Yes.
The Rental Index establishes the applicable rental framework, but you and the landlord can still negotiate the actual renewal terms.
For example, suppose the Rental Index allows a maximum increase of 10%.
The landlord could ask for the full 10%, but you could offer a smaller increase in exchange for renewing quickly or simply because you believe the property is worth less.
You could say:
"I'm happy to renew for another year, but I'd like to agree on AED 85,000 rather than AED 90,000."
The landlord can accept, reject or make a counteroffer.
Negotiation can result in an agreed rent below the maximum permitted increase.
Can You Negotiate the Number of Cheques?
Yes.
The renewal is also an opportunity to discuss the payment schedule.
For example, you might currently pay in:
4 cheques
but want to move to:
6 or 12 cheques
You can ask the landlord whether they are willing to accept a different payment schedule.
Some landlords may agree without changing the annual rent.
Others may ask for a different annual rental amount in exchange for more flexible payments.
The terms should be agreed before the renewed contract is prepared.
Can You Negotiate Other Renewal Terms?
Yes.
A renewal isn't only about the rental amount.
You can also discuss:
- Number of cheques
- Payment dates
- Maintenance responsibilities
- Furnishing
- Appliances
- Parking
- Repairs
- Other contractual conditions
If you negotiate something important, make sure it is included in the renewed contract rather than relying on a verbal agreement.
What If You Don't Want to Renew?
If you are the tenant and don't want to continue renting the property, you should notify the landlord in advance.
Dubai Land Department's Ejari guidance states that a tenant who does not wish to renew should notify the landlord at least three months in advance.
Your contract may also contain additional requirements, so check the specific terms of your tenancy agreement.
If you are moving out, you will also need to complete the relevant move-out and Ejari cancellation procedures.
What If the Landlord Doesn't Want to Renew?
A landlord can decide not to renew a tenancy, but different rules apply depending on the reason.
If the landlord does not wish to renew because they intend to sell the property, use it themselves or for another legally recognised reason, specific notice requirements apply.
Dubai Land Department states that where the landlord does not wish to renew, the tenant must generally receive one year's notice through a documented notice stating the reason.
This is different from simply proposing a higher rent.
A landlord cannot automatically require you to leave just because they want to charge a higher rent.
What Happens If You Disagree With the Rent Increase?
First, check the official Rental Index.
Then check whether the landlord provided the required notice.
If the proposed increase appears to exceed the applicable amount, explain this to the landlord or agent and provide the Rental Index result.
You can also negotiate a different rent.
If you cannot reach an agreement, rental disputes can ultimately be referred to the Rental Disputes Center.
Dubai Land Department states that where the parties cannot agree, the committee can determine the rental amount while considering the applicable rental criteria, economic conditions, property condition and comparable rents in the area.
How Do You Renew Ejari?
Once you and the landlord have agreed on the renewal terms and signed the renewed tenancy contract, the contract should be registered through Ejari.
Renewal can be completed through:
- Dubai REST app
- Ejari system
- Real Estate Services Trustee Centres
Dubai Land Department specifically provides an online service for registering and renewing tenancy contracts.
For individuals using the application, a copy of the unified tenancy contract is among the required documents.
Who Can Renew the Ejari?
The tenant can initiate an Ejari registration or renewal request, but landlord approval may be required for the process to be completed.
Dubai Land Department states that tenants can submit Ejari requests through Dubai REST, with landlord approval required for completion.
In many cases, however, the landlord, property manager or real estate agent handles the renewal.
It is worth confirming who is responsible before the contract expires.
How Much Does Ejari Renewal Cost?
Dubai Land Department currently lists the following fees when registering through the Dubai REST app or the department's website:
AED 100 registration fee
AED 10 knowledge fee
AED 10 innovation fee
Total: AED 120
Trustee Centre registrations have different fees and may include additional service partner charges.
The exact amount you pay can therefore depend on which channel you use.
What Documents Are Needed for Ejari Renewal?
For renewal through the application, Dubai Land Department lists a copy of the unified tenancy contract for individuals and companies.
At Real Estate Services Trustee Centres, the requirements can include:
- Original unified tenancy contract
- UAE ID of the applicant
- Official power of attorney where applicable
Requirements can vary depending on how the renewal is submitted and who is making the application.
Can You Renew Ejari Before the Current Contract Expires?
Yes.
Dubai Land Department's FAQ specifically states that it is possible to renew a tenancy contract before the current contract expires.
This can be useful if you have already agreed on the renewal and want to complete the paperwork in advance.
You don't need to wait until the final day of your existing contract.
What Happens If You Don't Renew Ejari?
If you have agreed to continue renting the property, you should make sure the renewed tenancy is properly registered.
Ejari provides official documentation of the tenancy and is important for a number of services connected to renting in Dubai.
Dubai Land Department's current Ejari campaign specifically highlights lease registration and renewal as part of the system's role in documenting landlord-tenant relationships.
Don't assume that signing a new contract with the landlord is the end of the process.
Make sure the renewed Ejari is completed.
Should You Negotiate Before or After Checking the Rental Index?
Before agreeing to the new rent, check the Rental Index.
A good renewal process is:
Check your current rent → Check the Rental Index → Review the landlord's proposal → Negotiate → Agree on the terms → Sign the renewal → Renew Ejari
This gives you a much clearer idea of whether the proposed rent is reasonable and whether the landlord's requested increase falls within the applicable framework.
What Should You Check Before Signing the Renewal?
Before signing, review:
- Annual rent
- Number of cheques
- Payment dates
- Security deposit
- Maintenance responsibilities
- Any rent increase
- Contract duration
- Parking
- Furnishings and appliances
- Any repairs promised by the landlord
- Other special conditions
If something has changed from your previous contract, make sure the new version reflects the agreement.
Rental Renewal Checklist
Before your Dubai rental contract expires:
- Check your contract expiry date
- Start discussions around 90 days before expiry
- Ask the landlord about renewal terms
- Check the official Rental Index
- Confirm whether a rent increase is permitted
- Check when the landlord notified you
- Negotiate the rent if appropriate
- Agree on the number of cheques
- Confirm any other changes
- Sign the renewed tenancy contract
- Register the renewal through Ejari
- Keep a copy of your renewed Ejari certificate
Frequently Asked Questions
How early can I renew my rental contract in Dubai?
You can renew a tenancy contract before it expires. Dubai Land Department recommends beginning renewal discussions around 90 days before expiry.
How much notice does a landlord need to give for a rent increase?
Generally, at least 90 days before the contract expires, unless the landlord and tenant agree otherwise.
Can a landlord increase rent every year?
A landlord can propose an increase at renewal, but the increase is subject to the applicable rental rules and Rental Index.
Can I negotiate my rent at renewal?
Yes. You can negotiate the rental amount and other renewal terms with your landlord.
Can I negotiate the number of cheques?
Yes. The payment schedule can be negotiated between the landlord and tenant.
What happens if the landlord gives me a rent increase less than 90 days before expiry?
The required notice period is generally 90 days. Dubai Land Department states that a rent increase will not be applied if the landlord fails to provide the required notice, subject to the applicable circumstances and any agreement between the parties.
Do I need to renew Ejari every year?
If you continue under a renewed tenancy contract, the renewed contract should be registered through Ejari.
How much does Ejari renewal cost?
Through the Dubai REST app or DLD website, the listed fees are AED 100 registration, AED 10 knowledge fee and AED 10 innovation fee, for a total of AED 120.
Can the tenant renew Ejari?
Yes. A tenant can initiate the process, although landlord approval may be required for completion.
Can I renew Ejari before my current contract expires?
Yes. Dubai Land Department confirms that tenancy contracts can be renewed before their expiry date.
What if I don't want to renew?
Notify the landlord in advance. Dubai Land Department's Ejari guidance states that a tenant who does not wish to renew should notify the landlord at least three months before expiry.
What if the landlord doesn't want to renew?
If the landlord does not wish to renew, different notice rules apply depending on the reason. For recognised eviction grounds, Dubai Land Department states that the tenant generally must receive one year's documented notice stating the reason.
Final Thoughts
Renewing a Dubai rental contract is usually straightforward, but it is worth starting early.
The most important things to remember are:
- Start discussions around 90 days before expiry
- Check the Rental Index before accepting a rent increase
- Make sure any proposed increase was communicated within the required notice period
- Negotiate the rent and payment terms if appropriate
- Agree on all important changes before signing
- Register the renewed contract through Ejari
- Keep copies of the renewed contract and Ejari certificate
You don't have to accept the first renewal offer you receive.
Check the numbers, understand your rights, and negotiate the terms before signing another year.
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