Dubai Rent Increases Explained: The RERA Index, the 90-Day Notice and What Tenants Can Challenge

Few things worry Dubai tenants more than a renewal email with a higher number in it. The good news is that rent increases in Dubai are not at the landlord's whim. They are governed by Decree No. 43 of 2013 and the rental index published by the Real Estate Regulatory Agency (RERA), part of the Dubai Land Department.

This guide explains how the system works, what notice a landlord must give, and what to do if you think an increase is unfair. It is written for tenants, and for landlords who want to avoid a dispute.

The legal framework in plain English

Residential tenancies in Dubai fall under Law No. 26 of 2007, as amended by Law No. 33 of 2008, which regulates the landlord and tenant relationship. Decree No. 43 of 2013 sets the rules on how much rent may rise when an existing tenancy renews. Contracts must be registered on Ejari, the tenancy registration system, which is what gives the tenancy legal standing before the rental dispute authorities.

A key principle is that during a fixed-term contract the rent cannot be raised unless the contract itself allows it. The increase question arises at renewal.

The RERA rental index

RERA publishes a rental index showing the average rent for comparable units, based on area, property type and size. Your current rent is compared with this average, and the gap determines whether an increase is allowed and how large it may be.

Under Decree 43 of 2013, the permitted increase on renewal is tiered by how far your rent sits below the index average:

Rent less than 10% below the average: no increase allowed.
Rent 11% to 20% below the average: up to 5%.
Rent 21% to 30% below the average: up to 10%.
Rent 31% to 40% below the average: up to 15%.
Rent more than 40% below the average: up to 20%.

These bands are the cap. A landlord may ask for less, and the tenant may negotiate. If your rent is already at or above the index average, the framework does not permit an increase.

A worked example

Suppose you pay AED 90,000 a year for a one-bedroom apartment, and the RERA index shows the average for comparable units is AED 110,000. Your rent is about 18% below the average, which falls in the 11% to 20% band, so the most your landlord could request at renewal is 5%, or AED 4,500, taking the rent to AED 94,500. If the index showed AED 95,000 instead, your rent would be under 10% below the average and no increase would be permitted.

This is an illustration, not a prediction. Always use the official calculator for your own unit, because the index changes and the comparison depends on the details of your property.

The 90-day notice rule

A landlord who wants to change the terms of the tenancy at renewal, including raising the rent, must give the tenant written notice at least 90 days before the contract ends. The practical consequences are straightforward:

If your landlord informs you of an increase with less than 90 days left, you have grounds to challenge it.
Keep a copy of the notice and the date you received it. Registered mail, email with proof of delivery or a notarised notice leave a clear record.
If no valid notice is given, the tenancy generally renews on the existing terms, subject to the legal position on your specific contract.

Using the official calculator

The Dubai Land Department provides a rental increase calculator on its website and app. You will need your Ejari details, the area, property type and size. Print or screenshot the result and attach it to any correspondence with your landlord. Many disputes end quickly once both sides see the official figure.

What to do if the proposed increase looks too high

Check the notice date. Was it at least 90 days before expiry and in writing?
Run the calculator. Compare the requested increase with the permitted band.
Write to your landlord. Share the calculator result and propose the permitted figure, or a negotiated one.
Negotiate with evidence. Comparable listings, your payment history and the length of your tenancy are all fair points.
Escalate if needed. Disputes can be filed with the Rental Disputes Settlement Centre, which has a fee that depends on the claim, so check the current schedule before filing.

Landlords: how to stay on the right side of the rules

For landlords, the safest approach is to check the index before sending a renewal offer, put any proposed increase in writing within the notice window, and keep the Ejari registration current. An increase above the permitted band is likely to be reduced in a dispute, which costs time and goodwill. A good tenant who stays is usually worth more than a marginal increase.

Ending the tenancy instead

A landlord who wants to evict a tenant to sell the property or move in must follow a separate process, which generally requires 12 months' notice served through a notary public or registered mail. This is not a way to avoid the rent increase rules, and tenants who receive such a notice should check it carefully or take advice.

Why this matters for buyers and investors

If you are buying to let, the rental index affects your income. The rent you can charge on renewal is capped by the market average, so your yield assumptions should reflect that your current rent may not rise as fast as headline market growth. Equally, buying a tenanted unit means inheriting the existing tenancy and its rent level, so ask for the Ejari contract before you commit.

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Talk to Banke Properties

If you would like help applying any of this to a specific home or investment, contact the Banke Properties team and tell us your budget, timeline and what you are trying to achieve.

Sources and disclaimer: Decree No. 43 of 2013, Law No. 26 of 2007 as amended by Law No. 33 of 2008, and the Dubai Land Department (dubailand.gov.ae) rental index and calculator. Information checked as of 7 October 2026. Laws, fees and procedures change, and this article is general information, not legal, tax or financial advice. Please confirm current details with the relevant authority or a qualified professional before you commit money.

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