Most tenancy disputes in Dubai are not about the rent. They are about clauses that the tenant didn't read, didn't understand, or didn't push back on at the time of signing. Once a contract is registered with Ejari, your bargaining power drops sharply — so the real review window is before signature. This guide walks through the seven things every tenant should check on a Dubai residential tenancy contract.
1. The rent figure, payment plan, and security deposit
The annual rent and the number of cheques is the headline. But also check what the contract says about cheque returns: many contracts give the landlord the right to terminate the lease and pursue criminal action for a single bounced cheque, even if it's promptly replaced.
On the security deposit, the standard market norm is 5% of annual rent for unfurnished units and 10% for furnished. Anything materially higher should be challenged. The contract should also say when the deposit is refundable and what deductions are permitted.
2. Maintenance liability split
Under Dubai Law No. 26 of 2007, the landlord is responsible for major maintenance unless otherwise agreed. The phrase "unless otherwise agreed" is where the trouble starts — many tenancy contracts shift maintenance liability to the tenant for repairs above a low threshold (often AED 500–1,000). Anything above that, the landlord pays.
Look for a clear written threshold. If it isn't there, propose one. If the contract makes you responsible for all maintenance, that is unusual and should be questioned.
3. Early termination
Standard market practice in Dubai is two months' rent as an early-termination penalty, with two months' written notice. Some contracts demand more, some lock the tenant in entirely. Read this clause carefully — it's the one you'll regret the most if your circumstances change.
4. Renewal and rent increase notice
By law, any rent increase or non-renewal requires 90 days' written notice before the lease end date. If the contract tries to give the landlord shorter notice rights, that clause is unenforceable — but you don't want to be in a position to argue it.
Check whether the contract caps the percentage increase. Even without a cap, Dubai's Decree No. 43 of 2013 does — increases are tied to how far below the RERA Rental Index your current rent sits.
5. Eviction grounds
Dubai law allows eviction for limited reasons during the lease (non-payment, illegal use, sub-letting without consent, structural damage). For non-renewal, the landlord must give 12 months' notice through a notary, and the grounds are restricted (sale of the property, owner moving in, major reconstruction).
If the contract gives the landlord broader eviction rights than the law allows, those clauses won't hold up — but again, prevention is cheaper than the Rental Dispute Centre.
6. Service charges and utility transfer
Confirm in writing who pays the service charges (the master-community fees and chiller charges). For most freehold areas, service charges are the landlord's responsibility, but it's not universal.
DEWA, internet, and (where applicable) cooling are typically the tenant's responsibility — but the contract should be explicit, and so should the deposit terms for them.
7. Ejari registration
Registration with Ejari is mandatory and is normally the landlord's responsibility, though contracts vary. Without an Ejari certificate, you can't get DEWA in your name and the contract isn't enforceable in the Rental Dispute Centre. Make sure the contract obliges the landlord to complete Ejari registration within a specific timeframe.
A 30-minute review of these seven points before you sign saves most of the disputes that ever reach the Rental Dispute Centre. If any clause feels unusual, it probably is — and the right time to negotiate is now, not after you've moved in.