This topic tests your ability to apply Dubai rental rules to real brokerage situations: tenancy registration, renewal notices, rent increases, landlord and tenant duties, eviction grounds, subletting and dispute routes. Questions often require distinguishing similar deadlines and identifying the correct authority or procedure.
These rules matter because a broker must help clients structure a tenancy correctly, protect the validity of notices and avoid misleading statements about rent, deposits or possession. In our 30-question practice simulation, this topic typically accounts for around 2 questions, based on the experience of our brokers; DLD does not publish an official topic-by-topic exam format.
Tenancy contracts, Ejari and party obligations
A tenancy contract must clearly state the property, purpose of use, term, rent, payment method and, where the landlord is not the owner, the owner’s name. The contract and its amendments must be registered in Ejari.
- For Ejari registration, documents include the tenant’s Emirates ID and the original unified tenancy contract. An NOC is not required for Ejari registration.
- Ownership verification is required for rental transactions as well as sales transactions.
- The landlord must deliver the property in a condition fit for full use and is responsible for maintenance and defects affecting use, unless the parties agree otherwise.
- The tenant must pay rent on time, preserve the property, avoid alterations or repairs without permission, and return it in its move-in condition except for normal wear and tear.
- The law does not set a fixed security-deposit amount. The landlord may take a deposit to secure the property’s condition and must return the remaining balance at the end of the contract.
Renewal, notices and rent increases
A fixed-term tenancy cannot be terminated unilaterally during its term except by mutual agreement or as permitted by law. If the tenant remains after expiry without the landlord’s objection, the contract renews for the same term or one year, whichever is shorter.
- A party seeking to change the rent or another contractual term at renewal must notify the other party at least 90 days before contract expiry.
- If the parties do not agree on a proposed rent, the Tribunal determines it using the relevant criteria.
- Under Decree 43/2013, the maximum renewal increase depends on how far the current rent is below the average market rent in the RERA Rental Index: up to 10% below: 0%; 11–20% below: 5%; 21–30% below: 10%; 31–40% below: 15%; more than 40% below: 20%.
- There is no rent-increase cap for the first letting of a property.
- A rental valuation produces a private rental index.
Eviction, subletting and rental disputes
Eviction is limited to statutory grounds. A landlord may not disconnect services, and filing a claim does not release the tenant from rent while the case is being considered.
- For non-payment, the tenant may face eviction after 30 days following notice to pay.
- For eviction at the end of the tenancy because of sale, owner or first-degree relative occupation, demolition/reconstruction, or major maintenance, the tenant must receive 12 months’ notice through a notary public or registered mail.
- A sale does not terminate a fixed-term tenancy. The new owner becomes the landlord.
- Subletting or assigning use requires the landlord’s written consent. Without it, both the tenant and subtenant may face eviction.
- Rent Disputes Centre has exclusive jurisdiction over landlord-tenant disputes in Dubai and free zones, subject to the stated exceptions. Arbitration is possible where the parties have agreed to it.
Sample questions with explanations
Questions are paraphrased in the style of the exam; they are not official DLD questions.
1. Which pair best describes the main categories of cases heard by the Rent Disputes Centre?
- Challenges claiming that the rental index is unfair for the property value.
- Eviction cases only.
- Financial-liability cases only.
- Both financial claims and eviction cases.
Show answer and explanation
Answer: D) Both financial claims and eviction cases.. The Rent Disputes Centre handles both financial claims and eviction matters. Rent disputes may also include disagreements over the rental rate.
2. For a commercial unit left vacant without a valid reason, when can the landlord seek eviction under Article 25 as amended?
- After 90 uninterrupted days, or 180 separate days.
- After 30 continuous days, or 90 days in total during the same year.
- After 15 continuous days, or 45 days in the same year.
- Only after 60 uninterrupted days.
Show answer and explanation
Answer: B) After 30 continuous days, or 90 days in total during the same year.. For a commercial property, unjustified vacancy is an eviction ground after 30 consecutive days or 90 days in aggregate within a year.
3. What DLD registration charge applies to a musataha agreement under Module 5?
- 1% of the total musataha value.
- 4% of the total musataha value.
- 2% of the property value.
- 0.25% of the total musataha value.
Show answer and explanation
Answer: A) 1% of the total musataha value.. The applicable stated registration fee for a musataha agreement is 1% of its total value.
4. A tenant receives a formal judicial notice of a proposed rent increase only two months before lease expiry. What is the result?
- The owner may raise the rent by 10%.
- The owner cannot impose the increase because notice had to be given at least three months before expiry.
- The owner may evict the tenant for rejecting an increase based on the RERA index.
- The owner may apply any increase shown by the Dubai rental index.
Show answer and explanation
Answer: B) The owner cannot impose the increase because notice had to be given at least three months before expiry.. A proposed change to rent or other renewal terms requires at least 90 days’ notice before the contract ends. Two months is less than the required notice period.
5. After being notified that a demolished or renovated property is available again, how long does the former tenant have to use the right of first refusal?
- No more than 15 days after the landlord’s notice.
- No more than 60 days after the landlord’s notice.
- No more than 30 days after notification.
- No more than 90 days after the landlord’s notice.
Show answer and explanation
Answer: C) No more than 30 days after notification.. Following reconstruction, the tenant has a right of first refusal for 30 days from notification.
6. What is the DLD registration fee for a long lease exceeding 10 years?
- 1% of the aggregate rent amount.
- 4% of the aggregate rent amount.
- 2% of the aggregate rent amount.
- 0.25% of the aggregate rent amount.
Show answer and explanation
Answer: B) 4% of the aggregate rent amount.. The stated DLD registration fee for a long lease is 4% of the total rental value.
7. Which reason is not a valid basis for an owner to request eviction of a tenant?
- The owner has found another tenant willing to pay more.
- The owner intends to sell the property.
- The current owner wants to occupy the property.
- The new owner wants to occupy the property.
Show answer and explanation
Answer: A) The owner has found another tenant willing to pay more.. Finding a replacement tenant willing to pay a higher rent is not a statutory eviction ground. Sale and owner occupation are among the end-of-term grounds, subject to the required procedure and notice.
8. When possession is awarded to a landlord for personal use, for how long is re-letting to a third party prohibited?
- At least 2 years for residential property and 3 years for non-residential property.
- At least 1 year for residential property and 2 years for non-residential property.
- At least 3 years for residential property and 5 years for non-residential property.
- At least 6 months for every property type.
Show answer and explanation
Answer: A) At least 2 years for residential property and 3 years for non-residential property.. Where the property was recovered for the owner or a first-degree relative, it cannot be re-let to third parties for 2 years for residential property or 3 years for non-residential property. Otherwise, the former tenant may claim compensation.
9. What additional right does musataha provide compared with usufruct?
- It also gives the holder a right to develop the property.
- It is available only to residential tenants.
- It can be ended by the tenant without notice.
- It applies only to properties in free zones.
Show answer and explanation
Answer: A) It also gives the holder a right to develop the property.. Musataha is similar to usufruct but additionally includes a development right.
10. A unit is rented for AED 60,000 per year, while the RERA Rental Index average for a comparable unit is AED 80,000. With valid 90-day notice, what maximum renewal increase may apply?
- 25%.
- 5%.
- 10%.
- 1%.
Show answer and explanation
Answer: C) 10%.. The difference is AED 20,000: AED 20,000 ÷ AED 80,000 = 25%. As the current rent is 21–30% below the average market rent, the maximum increase is 10%.
11. According to the DLD FAQ, what is the maximum number of residential Ejari contracts an individual may hold?
- 1 contract.
- 10 contracts.
- 5 contracts.
- 3 contracts.
Show answer and explanation
Answer: D) 3 contracts.. The stated maximum is 3 residential Ejari contracts for an individual.
12. How is a long-term leasehold defined in Module 5?
- A lease of no more than 10 years, registered in Ejari and renewed annually.
- A lease exceeding 99 years, registered with the Municipality.
- A lease longer than 10 years and up to 99 years, registered in the Real Property Register.
- A one-year renewable lease that needs no registration.
Show answer and explanation
Answer: C) A lease longer than 10 years and up to 99 years, registered in the Real Property Register.. A long-term lease is defined here as a lease exceeding 10 years and not exceeding 99 years, with registration in the Real Property Register.
13. What trade-licence activity must a company have in order to conduct property leases and subleases?
- A valid management agreement with the owner and AED 5 million paid-up capital.
- The activity of leasing and managing other people’s property on its trade licence.
- All owners of the management company must be UAE nationals.
- Real estate management supervision services listed on its trade licence.
Show answer and explanation
Answer: B) The activity of leasing and managing other people’s property on its trade licence.. The stated requirement is that the company’s trade licence includes leasing and management of other people’s property.
14. What is the longest period for which a new tenancy contract may be registered or renewed in Ejari?
- 25 years.
- 10 years.
- 5 years.
- 3 years.
Show answer and explanation
Answer: B) 10 years.. The stated maximum Ejari registration or renewal period for a new tenancy contract is 10 years.
15. After the owner and broker sign a Lease Brokerage Agreement, what must the broker obtain before advertising the rental unit?
- A no-objection certificate from Dubai Municipality.
- A valuation report issued by a certified valuer.
- A RERA advertising permit obtained through Trakheesi.
- Approval from the tenant’s employer.
Show answer and explanation
Answer: C) A RERA advertising permit obtained through Trakheesi.. Advertising a property requires a RERA advertising permit through Trakheesi.
Common exam traps
- Do not confuse the 90-day notice for changing renewal terms with the 12-month notice required for specified end-of-term evictions.
- Do not treat a sale as automatic termination of the tenancy. A fixed-term lease continues after ownership changes.
- Do not assume the landlord may increase rent freely because market prices have risen; renewal increases follow the RERA Rental Index brackets.
- Do not state that a deposit must legally equal one month, half a month, 5% or 10%; the law does not prescribe a fixed amount.
- Do not confuse an Ejari registration requirement with an advertising NOC or a Trakheesi advertising permit.
- Do not assume that ordinary messaging is sufficient for an eviction notice: the legal eviction notice route is through a notary public or registered mail.
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FAQ
How much notice is required to increase rent in Dubai?
A party seeking to change the rent at renewal must notify the other party at least 90 days before the tenancy contract expires. The permitted increase is then assessed against the RERA Rental Index.
Can a landlord evict a tenant because the property is being sold?
Sale is an end-of-term eviction ground, but the landlord must give 12 months’ notice through a notary public or registered mail. Selling the property does not itself end a fixed-term tenancy.
Can a tenant sublet a Dubai property?
A tenant may not sublet or transfer use of the property without the landlord’s written consent. Unauthorised subletting can lead to eviction of both the tenant and subtenant.
Which authority handles rental disputes in Dubai?
Rent Disputes Centre has exclusive jurisdiction over landlord-tenant disputes in Dubai and free zones, subject to the stated legal exceptions. Arbitration may be used if the parties have agreed to it.
What happens if a tenancy contract expires and the tenant stays?
If the tenant remains and the landlord does not object, the contract renews by law for the same period or one year, whichever is shorter. A contract clause stating that it will not renew does not override the legal renewal rule.
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