Property guides · Guide 3 of 4
How to rent in Dubai in 2026: the upfront costs with a worked example, documents, Ejari, DEWA, tenant rights, rent increases and disputes.
In short
Figures are typical market costs. Rules change, so check the current position before you sign.
Start with the annual rent you can afford, then add the upfront costs below. Most landlords ask for payment in cheques, so also check your monthly cash flow.
Compare areas on commute time, building age, service charges passed to tenants, and whether the building uses district cooling (chiller). Browse our Dubai area guides to compare neighbourhoods, then see current homes to rent.
Dubai Land Department’s Smart Rental Index, launched in January 2025, rates buildings on structure, finishes, location and services. It helps judge whether a rent is fair for the building.
Expect to pay these costs before you get the keys. The figures below are typical market costs.
| Cost | Typical amount | Notes |
|---|---|---|
| First rent cheque | Annual rent divided by the number of cheques | Four cheques is the market norm; one cheque may earn a discount |
| Security deposit | 5% of annual rent (unfurnished), 10% (furnished) | Refundable if the property is returned in good condition |
| Agency fee | Usually 5% of annual rent, plus VAT | Can be 2% to 5%, so confirm with the agent* |
| Ejari registration | AED 120 plus VAT online; AED 215 plus VAT via a trustee centre | Subject to change* |
| DEWA security deposit | AED 2,000 (apartment), AED 4,000 (villa) | Refundable when you close the account |
| DEWA activation and fees | About AED 155 for a small meter | Varies by meter size* |
| Chiller (district cooling) | Varies by provider and contract | Some providers ask for a refundable deposit; amounts vary* |
This example assumes an unfurnished flat, four cheques and an online Ejari registration.
| Item | AED |
|---|---|
| First cheque (90,000 ÷ 4) | 22,500 |
| Security deposit (5%) | 4,500 |
| Agency fee (5%) | 4,500 |
| VAT on agency fee (5%) | 225 |
| Ejari (online, approx.) | 125 |
| DEWA deposit (apartment) | 2,000 |
| DEWA activation and fees (approx.) | 155 |
| Total on day one | 34,005 |
The total excludes any chiller deposit. A furnished flat at a 10% deposit adds AED 4,500, bringing the total to about AED 38,505. The remaining three cheques of AED 22,500 fall due later.
Landlords and agents typically ask for:
The landlord supplies the title deed and a copy of their passport for Ejari registration. Employer letters or salary proof may be requested for some listings, so ask the agent early.
Check the flat in daylight. Test taps, air conditioning and appliances. Ask whether the building has a chiller and who pays for it.
Agree the rent, number of cheques, move-in date and any repairs in writing. Check that your agent holds a RERA licence.
Read the contract and any addendum before signing. Dubai uses a standard unified tenancy contract*. Make sure the maintenance duties, notice periods and any early-exit clause are written down.
Pay the deposit, agency fee and cheques as agreed. Ask for receipts for every payment.
The tenant or agent usually completes this, and the landlord must also be involved. Read our guides to understanding Ejari and the step-by-step Ejari registration. Trustee centres can issue the certificate in one to two days.
For most properties outside free zones, a valid Ejari number lets DEWA pre-fill your details. You then receive your account number and deposit details by email and SMS.
Photograph and date every room, including marks, cracks and appliance condition. Share the photos with the landlord or agent. Ask your building about any move-in permit.
Dubai’s tenancy rules sit mainly in Law No. 26 of 2007, amended by Law No. 33 of 2008. Rent increases are covered by Decree No. 43 of 2013.
A landlord cannot raise your rent at will. The permitted increase depends on how far your current rent sits below the average for similar properties. For residential property, the Smart Rental Index helps estimate that average.
| Your rent compared with the average | Maximum increase |
|---|---|
| Up to 10% below | None |
| 11% to 20% below | 5% |
| 21% to 30% below | 10% |
| 31% to 40% below | 15% |
| More than 40% below | 20% |
The index helps test an increase but does not override these caps. If your rent is at or above the average, no increase applies.
A landlord who wants to change the rent or other terms on renewal must give written notice at least 90 days before the contract ends. Without proper notice, the increase generally does not apply to that renewal.
During the tenancy, a landlord can evict you only on set grounds. These include rent unpaid 30 days after notice, unapproved subletting, illegal use, serious damage and a government demolition order.
At the end of the contract, the landlord may ask you to leave only for specific reasons. These are demolition or rebuilding, major maintenance that cannot be done while you live there, sale of the property, or personal use by the owner or a first-degree relative. The owner must give at least 12 months’ notice, by notary public or registered mail. For more detail, read our guide to eviction notice laws in Dubai.
Landlords generally handle major repairs, and tenants handle minor upkeep. The split depends on your contract, so get it in writing. Report faults in writing and keep copies.
Expect the landlord’s notice about renewal terms at least 90 days before expiry. If you want to negotiate, do so within that window. Re-register the renewed contract with Ejari.
A tenant has no automatic right to end a fixed-term lease early, because the tenancy binds both parties for the full term. Penalties of one to two months’ rent are common where the contract is silent. Negotiate in writing, or propose a replacement tenant.
If you return the property in good condition, the deposit must be refunded. Do a walk-through with the landlord, take dated photos and return all keys. Close your DEWA account to reclaim its deposit.
The RDC has exclusive jurisdiction over most Dubai landlord-tenant disputes. Claims can be filed online or through an authorised trustee centre. You will typically need your tenancy contract and Ejari certificate.
Disputes first go to conciliation, which aims to settle within 15 days. If you settle, half the filing fee is refunded. Otherwise the case goes to the First Instance court.
For rent, eviction and lease claims, the RDC lists a filing fee of 3.5% of annual rent, with a minimum of AED 500 and a maximum of AED 20,000*. Extra fees apply, and documents must be in Arabic or accompanied by an Arabic translation.
Typically 5% of annual rent for an unfurnished property and 10% for a furnished one. It is refundable if you leave the property in good condition.
Often, yes. A typical fee is 5% of annual rent plus VAT, though some agents charge less. Confirm who pays before you view.
Yes, tenancy contracts must be registered with Ejari. It is also needed for DEWA, and for RDC claims. Read our Ejari guide.
Only within the capped bands above, and only after 90 days’ written notice. Check your rent against the Smart Rental Index average for your area.
Only on legal grounds, such as unpaid rent after notice or unapproved subletting. Selling the property or personal use requires 12 months’ notarised notice at contract expiry. See our eviction notice guide.
Live Dubai International is a family-run firm that has operated in Dubai since 2003, with offices in Barsha Heights and London. We manage 600+ homes across 32 communities and 236 buildings, and our listings are updated hourly.
Browse homes to rent or get in touch. Call +971 4 432 3920 or message us on WhatsApp at +971 52 653 7538. If you are thinking about buying instead, see our Buyer’s guide.
* Figures marked with an asterisk vary between providers or may change. Please check the current position with us, or with the relevant authority, before relying on them.
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