Yes, a Dubai landlord can raise your rent, but only at renewal, with written notice at least 90 days before the lease ends (the rent increase notice period), and only within the RERA Smart Rental Index caps of 0% to 20%. That comes from Law No. 33 of 2008 and Decree No. 43 of 2013. Miss the notice or the cap and the increase doesn't hold for that renewal. Here's how the brackets, valid notice and evictions work in 2026.
The 90-day rule
A landlord who wants to raise the rent has to notify the tenant at least 90 days before the tenancy contract expires. That is the rule in Article 14 of Dubai's amended tenancy law, and the Dubai Land Department confirmed in 2025 that it still applies under the Smart Rental Index. Notice given on day 89 is the same as no notice at all: the increase doesn't apply for that renewal, and the lease continues on its existing terms.
The notice has to say something specific. A letter that gestures at "market adjustment" or "annual review" doesn't meet the bar under Dubai's tenancy law, Law No. 26 of 2007 and its amendments. It needs the exact new rent figure and the date it takes effect. Anything vaguer than that, a tenant can reasonably ignore.
What counts as valid notice
Three things make a notice legally sound:
- In writing. A paper letter or a formal message, not a conversation.
- Traceable delivery. Registered mail, a notary or the Dubai REST app, so there is proof the tenant received it.
- Specific terms. The new amount and the effective date, stated plainly.
A WhatsApp message or a phone call is the weakest form of notice, however clearly it was said, and a tenant can fairly contest it. If a landlord can't produce a paper trail, the increase is unlikely to stand up at the Rental Dispute Settlement Centre (RDSC).
How much can rent go up
The allowable rent increase depends on how far your current rent sits below the average rent for similar units, as set by the Smart Rental Index. The ceiling moves on a sliding scale:
- Up to 10% below the index, or above it: no increase permitted.
- 11 to 20% below the index: up to 5%.
- 21 to 30% below the index: up to 10%.
- 31 to 40% below the index: up to 15%.
- More than 40% below the index: up to 20%, the legal ceiling.
There's no route past 20% in a single renewal, regardless of how far under market a rent has drifted. Example: a tenant paying AED 80,000 where similar units average AED 100,000 is 20% below the index, so the cap is 5%, or AED 4,000. The Dubai Land Department's rental increase calculator, on its website and the Dubai REST app, applies the brackets for you. Run it before a renewal conversation starts.
What changed with the index: the Dubai Land Department launched the Smart Rental Index in January 2025, replacing the older RERA calculator. The brackets above come from Decree No. 43 of 2013 and did not change. Leases renewed before 2025 fall under the old index.
Can a landlord raise the rent every year?
Only at renewal, and never in the middle of a lease. A Dubai lease usually runs 12 months and the rent is fixed for that term, so an annual rent increase can happen at most once a year. It is not automatic either. Each year the landlord has to pass the same two tests: 90 days' written notice, and a figure the index allows.
What else to know
Three rules outside the rent-increase mechanics are worth knowing, because they shift the leverage in a renewal or an eviction conversation:
- Eviction for personal use needs 12 months' notice. A landlord who wants the property back for themselves or a first-degree relative has to serve notice through a notary public or by registered mail, twelve months out, not the 90-day rent-increase window. The notice must give the reasons, and the owner has to show they have no other suitable property. Under Article 26, a landlord who then rents the home to someone else within two years can face a compensation claim from the former tenant at the tribunal.
- Ejari registration is the landlord's job. Landlords must register every signed contract, or risk fines and a weaker position if a dispute ever reaches the RDSC. See our guide to Ejari registration.
- Security deposits have limits. Landlords can't deduct for normal wear and tear. The law sets no deposit percentage, so 5% for unfurnished and 10% for furnished homes are market habit, not a cap. It gives no fixed refund deadline either, and 30 days is the benchmark in practice, though the refund is often held up until the tenant produces a DEWA clearance certificate confirming utility accounts are settled. For the other upfront charges, see our list of hidden costs of renting in Dubai.
- Shared housing has its own law. Dubai Law No. 4 of 2026 covers rooms and bed spaces, with permits and a separate rent index. It does not change the 90 days or the caps for a normal whole-unit lease.
If notice is late or missing
A tenant who receives less than 90 days' notice has three straightforward options:
- Point to the law. A short written reminder that the notice fell short is often enough; most landlords know the rule and will hold the current rent.
- File with the RDSC. The filing fee is reported at 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000. It puts the index-based calculation in front of an authority that will enforce it.
- Do nothing. If no valid notice was given, the existing terms simply roll over. No response is required to keep them.
The lease renewal process
Assuming notice was valid, the renewal itself is straightforward: the tenant reviews the proposed rent against the index, and either accepts it or contests it before the RDSC decides. What trips people up isn't the process, it's skipping the index check and taking the landlord's number at face value, or on the landlord side, assuming a round-number increase will hold without running the calculator first.
For landlords
- Send the notice at least 90 days out, by notary or registered mail, not email alone if you want it airtight.
- Run the DLD Rental Calculator before naming a figure. An increase above what the index allows simply won't be enforced.
- Keep a paper trail of every notice and every response.
For tenants
- Keep your tenancy contract and every notice you receive.
- Reply in writing, even to reject an increase.
- Check the index yourself before agreeing to anything. It takes a few minutes and it's the only number that actually matters.
- If a steep increase has you rethinking the market entirely, our expat rental roadmap walks through the whole renting journey, start to finish. If you decide to move, see our tips for a stress-free move.
FAQs
What is the RERA rent increase notice period in Dubai?
90 days. The landlord has to give written notice at least 90 days before the contract expires. If the notice comes later, the rent stays as it is for that renewal and the landlord has to wait for the next cycle.
Can my landlord increase rent every year in Dubai?
Only at renewal, so at most once a year, and only if the Smart Rental Index allows it. The landlord also needs to have given 90 days' written notice. A rent that already sits near the market average can't be raised at all.
How much can rent legally increase in Dubai in 2026?
Between 0% and 20%, set by how far the current rent sits below the average for similar units. There's no increase if the rent is up to 10% below the index, and the 20% ceiling applies only when it is more than 40% below.
Does the 90-day rule still apply under the Smart Rental Index?
Yes. The Dubai Land Department confirmed in 2025 that a landlord who is eligible to raise the rent under the index must still give 90 days' notice before the contract expires.
Does a WhatsApp message count as rent increase notice?
Not safely. The notice should be written and traceable, ideally through registered mail, a notary or the Dubai REST app, so the landlord can prove the tenant received it on time.
Can a tenant dispute an increase?
Yes, at the Rental Dispute Settlement Centre. The filing fee is reported at 3.5% of the annual rent, between AED 500 and AED 20,000.
How does eviction for personal use work?
It requires 12 months' notice by notary or registered mail, stating the reasons, and the owner has to show they have no other suitable property. This is separate from the 90-day window that applies to rent increases.
The bottom line
The 90-day rule and the index brackets are stable, and the 2025 index is the tool that applies them. Whichever side of a renewal you're on, the index is the only number worth arguing about.
If you're weighing whether to renew, buy, or move on entirely, it helps to think about the decision in investment terms, not just monthly cost. Our guide to capital appreciation in Dubai real estate covers where value is actually building, and our full breakdown of renting versus buying in Dubai walks through the numbers side by side. If the numbers point towards buying, our first-time buyer guide is the place to start, and our mortgage calculator shows how a monthly payment compares with your rent. Buyers weighing a mortgage should also check their credit score early, since it shapes the rate a bank will actually offer. And if a rent negotiation has you reconsidering the market altogether, a confidential conversation with a senior advisor costs nothing and commits you to nothing.
