Dubai Renewal — Key Numbers at a Glance
Key rule: If your landlord fails to give 90 days' written notice before your contract expires, the contract automatically renews on the same terms and at the same rent. This is your strongest protection — always note and document when you receive any notice from your landlord. [Law No. 26/2007, as amended by Law No. 33/2008]
Renewal Timeline — 90 Days to Completion
Follow this timeline from 90 days before your contract expires through to post-renewal completion.
Note Your Contract Expiry Date
Find your tenancy contract and confirm the exact expiry date. Count back 90 days — that is your notice deadline. Add a calendar reminder. If your landlord's notice arrives after this deadline, any proposed changes are unenforceable at this cycle.
Check Your Smart Rental Index
Open the Dubai REST app and search for your building's Smart Rental Index. Download the official PDF. This tells you the benchmark rent for your unit and — combined with your current rent — your RERA band (0%, 5%, 10%, 15%, or 20% maximum increase).
Know Your Maximum Legal Rent
Using your RERA band, calculate the maximum rent your landlord can legally charge at renewal. Use the RERA Calculator on this site. This is your walk-in negotiation position — know the cap before any conversation begins.
Was the Notice Given in Time?
Check the date of your landlord's notice against your contract expiry. If notice was received less than 90 days before expiry, the proposed change is not enforceable at this renewal. Keep a screenshot or email timestamp as evidence.
If no notice received at all → Your contract auto-renews at the same rent. You are under no obligation to accept any increase.
Check the Proposed Rent Against Your RERA Band
Compare the landlord's proposed new rent to your RERA cap. Use our New vs Old Rent Comparison Calculator to get an instant Legal / Illegal verdict with the exact AED amount overage (if any).
If the proposed rent exceeds your RERA band cap → It is illegal. Do not accept. Reply in writing with your Dubai REST PDF and state the legal maximum.
Inspect the Property
Before agreeing to renew, do a walk-through of the unit. Document any maintenance issues — AC, plumbing, appliances, fixtures. Note who is contractually responsible for each. Raise any outstanding issues with the landlord before signing the renewal, not after.
Decide Your Position — Accept, Counter, or Dispute
Three paths: (A) Accept if the increase is within band and fair to you. (B) Counter-offer below the legal cap — use our Negotiation Target calculator. (C) Dispute if the increase is above your legal band and the landlord refuses to revise.
Negotiate Cheque Schedule and Other Terms
Beyond rent, now is the time to negotiate: number of cheques (fewer is financially better for you), maintenance responsibilities, early termination clauses, and any addendum changes. These are easier to agree before signing than after.
Get All Agreements in Writing
Any negotiated changes — to rent, cheque schedule, maintenance terms — must be confirmed in writing before the renewal contract is drafted. WhatsApp messages and emails are admissible at the RDC. Never rely on verbal agreements alone.
Gather Your Required Documents
Collect all documents needed for renewal and Ejari registration. See the full Documents Required table below. Ensure your Emirates ID, passport, and visa are in date — if any are expiring within 6 months, renew them now to avoid delays at Ejari.
Prepare Your Renewal Cheques
Write new cheques dated and payable as per the agreed schedule. Confirm the exact spelling of the payee name (must match the landlord's name exactly as on the title deed). Ensure sufficient balance in your account for each post-dated cheque date.
Review the Draft Renewal Contract
Before signing, read the full draft tenancy contract or addendum. Verify: new rent amount, new cheque schedule, start and end date of new term, unit description, and any new clauses. Do not sign if any detail differs from what you negotiated.
Sign the Renewed Tenancy Contract or Addendum
Both parties sign the updated Unified Tenancy Contract or a formal addendum to the existing contract. You can do this in person with an agent or directly with your landlord. Digital signatures are accepted. Retain a copy immediately.
Hand Over Cheques and Top-Up Deposit If Required
Hand over all post-dated cheques for the new lease term. If the new rent is higher, calculate any top-up owed on your security deposit (5% of new rent minus 5% of old rent for unfurnished; 10% for furnished) and pay it at this stage.
Renew Ejari Registration — MANDATORY
Ejari must be renewed every year for your tenancy contract to be legally valid. Without a valid Ejari certificate, you cannot renew your UAE residence visa, access DEWA services, or use the RDC if a dispute arises. Do not delay this step.
⚠️ A tenancy contract without a registered Ejari certificate is not legally enforceable in Dubai. This is one of the most commonly overlooked steps.
How to Renew Ejari — 3 Methods
Online (Dubai REST app): Tenant initiates via Dubai REST → Ejari → Renew. Landlord approves digitally. Fee: AED 100 + admin. Fastest method — 1 working day.
DLD Trustee Centre: Visit a RERA-approved Ejari centre with documents. Fee: AED 120+ partner fees. Same-day service usually available.
Via Agent / Property Manager: Agent handles submission. Ensure you receive the Ejari certificate directly — do not accept "it's been done" without the actual certificate PDF.
Receive and Save Your New Ejari Certificate
Download the new Ejari certificate PDF. Save it in cloud storage (Google Drive / iCloud) and email it to yourself. This document is your primary proof of legal tenancy and is required for visa renewal, DEWA, and any government service linked to your address.
Update DEWA Account with New Contract
Log into the DEWA app or website and update your tenancy contract details using the new Ejari number. This prevents any interruption to electricity and water services and keeps your DEWA account valid for the new lease term.
Update Any Linked Services and Bank Records
Update your address-linked services using the new Ejari: UAE residence visa (if due for renewal), bank account address, internet provider (du / Etisalat), any insurance policies, and employer records. Most government services in Dubai require a valid Ejari certificate for address verification.
Set Your Next 90-Day Reminder
Immediately add a calendar reminder for 90 days before your new contract expiry date. This ensures you are never caught by surprise at the next renewal cycle — and that you have enough time to check the Smart Rental Index again, prepare documents, and negotiate from a position of full knowledge.
✅ Renewal complete. You now have a legally valid, Ejari-registered tenancy for the new term.
Interactive Renewal Checklist — Tick Off As You Go
Click each item to mark it complete. Your progress is saved automatically in your browser.
Documents Required for Ejari Renewal 2026
| Document | Who Provides | Required? | Notes |
|---|---|---|---|
| Passport Copy | Tenant | Mandatory | All pages with relevant visa stamps. Must be in date. |
| Emirates ID | Tenant | Mandatory | Front and back. Must be valid — renew if expiring within 3 months. |
| UAE Residence Visa | Tenant | Mandatory | Visa page from passport. Must be valid and matching address. |
| Current Tenancy Contract | Tenant / Agent | Mandatory | The expiring contract being renewed. |
| Previous Ejari Certificate | Tenant | Mandatory | The certificate from the current year's registration. |
| New / Renewed Tenancy Contract | Tenant + Landlord | Mandatory | Signed by both parties. Must include new rent and term dates. |
| Landlord's Emirates ID / Passport | Landlord / Agent | Mandatory | Required for registration. Agent usually provides this. |
| Title Deed Copy | Landlord / Agent | Mandatory | Proof landlord owns the property. Agent usually provides this. |
| Latest DEWA Bill | Tenant | Sometimes Required | Confirms current utility connection to the unit. Keep recent bill handy. |
| Security Deposit Receipt | Tenant | Recommended | Not required for Ejari but essential for your own records. |
| Power of Attorney | Agent (if applicable) | If Agent Acts | Required only if a third party (agent/manager) registers on behalf of landlord. |
Renewal Fees Summary 2026
| Item | Amount | Who Pays | Notes |
|---|---|---|---|
| Ejari Renewal — Online (Dubai REST) | AED 100 + admin | Tenant / Landlord | Fastest method. Landlord must approve digitally. |
| Ejari Renewal — Trustee Centre | AED 120+ | Tenant / Landlord | In-person. Same-day usually available. Partner fees vary. |
| RERA Admin Fee | AED 10 approx. | Tenant | Included in Ejari process. |
| Agency Renewal Commission | AED 1,000–1,500 | Tenant (if applicable) | NOT mandatory — only if agent involved and agreed in contract. Can be waived if renewing directly with landlord. |
| Security Deposit Top-Up | 5% of rent increase | Tenant | Only if rent increases. E.g. rent up AED 10K → deposit top-up AED 500 (unfurnished). 10% for furnished. |
| VAT on Ejari Fees | 5% | Tenant | Applied to registration fees. |
Agency renewal fees of AED 1,000–1,500 are commonly charged by property management companies but are not legally mandated. If your contract does not include this clause, you can renew directly with your landlord and handle Ejari online yourself — saving the full agency fee.
What If Your Landlord Refuses to Renew?
- Under Dubai Law No. 26/2007 (as amended by Law No. 33/2008), tenants have the automatic right to renew their tenancy contract.
- A landlord can only refuse renewal for specific legal reasons — primarily if they require the property for personal use or demolition.
- Even in these cases, the landlord must give 12 months' written notice before the contract expiry.
- If a landlord claims personal use but rents to someone else within 2 years, the original tenant can claim compensation via the RDC.
- If no valid 12-month notice was given → The landlord cannot legally force you to vacate at the end of the current term.
- Document everything: landlord's notice (date received, method, reason stated).
- Check: Did they give 12 months' notice? Is the reason one of the legally permitted grounds?
- Continue paying rent as normal during any dispute period.
- File at the RDC via Dubai REST app or visit the RDC directly.
- Attach: your tenancy contract, Ejari certificate, copy of landlord's notice, all written communications.
- RDC filing fee: 3.5% of annual rent (min AED 250, max AED 20,000).