Dubai Tenancy Contract Guide: Unified Form, Key Clauses and Ejari

A Dubai tenancy contract is the written agreement that sets out the rent, the term, and the duties of a landlord and a tenant. In Dubai, it is made on the unified tenancy contract form issued by the Dubai Land Department (DLD), and it must then be registered through Ejari, the city's official rental registry. If you are still choosing a home, you can browse properties for rent in Dubai first, then use this guide to check the paperwork before you sign.

This guide covers where to download the form, what goes into it, how to make a tenancy contract in Dubai, the clauses worth checking, Ejari, renewal, and ending a tenancy. It closes with short notes on Abu Dhabi and Sharjah, because each emirate runs its own system. The information is general guidance, so speak to a licensed UAE lawyer about a specific dispute.

Download the Dubai Unified Tenancy Contract

The official form is free. You can get the Unified Ejari Tenancy Contract as a PDF from the Dubai Land Department's template page. We do not host a copy here because the DLD may update the form, and you should always sign the current version. Be careful with third-party "tenancy contract download" files, as old or edited versions can cause problems at registration.

What the Tenancy Contract Includes

The unified form is built so that both sides record the same core details. Most fields are straightforward, but each one affects your rights later, so check them against the property documents and the agreed terms.

How to Make a Tenancy Contract in Dubai

Making a tenancy contract is a short process, but it goes smoothly only when both sides agree on the terms before anyone signs. If you are comparing neighbourhoods, our guide to the top areas in Dubai to rent a home can help you narrow the choice first.

1. Agree on the terms. Settle the rent, payment schedule, deposit, maintenance split, and any early termination option.

2. Complete the unified contract. Fill in the DLD form with the agreed details.

3. Prepare the documents. Each side gathers the papers listed below.

4. Sign the contract and any addendum. Both parties sign, and every page of the addendum should carry signatures or initials.

5. Register with Ejari. Submit the signed contract through the Dubai REST app, the DLD website, or a trustee centre.

Documents are usually split like this:

• Tenant: Emirates ID, passport copy, and residence visa copy.

• Landlord: Passport or Emirates ID, and the title deed (or the sale agreement for off-plan units).

• Companies: A valid trade licence if either party is a company.

• Representatives: A power of attorney if someone signs on behalf of a party.

Clauses to Check Before You Sign a Tenancy Contract

The unified form covers the basics. The clauses that cause most disputes are the ones people skim, so read these closely:

• Maintenance responsibility: Who pays for minor repairs, AC servicing, and plumbing. This matters even more in villas and townhouses for rent in Dubai, where you may also care for a garden or private pool.

• Number of cheques: The law sets no maximum, so the schedule is a matter of agreement. Fewer cheques can improve the rent you negotiate.

• Early termination: Whether you can leave mid-term, and the penalty. Many contracts set it at around two months' rent, but the wording is yours to negotiate.

• Subletting: Subletting without written consent is a ground for eviction, so confirm what is allowed.

• Security deposit: The amount and the date it must be returned. Market practice is often 5% of rent for unfurnished and 10% for furnished homes, though it is not fixed by law.

• Addendum terms: Extra conditions such as pets, parking, or break clauses.

An addendum is useful, but it has limits. Extra terms are valid only when they do not conflict with Dubai's tenancy law, so a clause that tries to waive your legal protections will not hold up. If something in the addendum looks unusual, ask for it to be removed or explained before you sign.

Registering the Dubai Contract with Ejari 

Ejari means "my rent" in Arabic. It is the DLD's system for registering tenancy contracts in Dubai. Registration gives the contract official standing and produces an Ejari certificate, which you need for DEWA utilities, residence visa processes, and any claim at the Rental Disputes Centre.

The tenant, the landlord, or an authorised property manager can register the contract, and the DLD accepts applications through its app and website or at a trustee centre. Per the DLD Ejari service page, the total fee is AED 177.75 online (including VAT) or AED 220 at a trustee centre. Online, you upload a copy of the unified contract. At a trustee centre, you bring the original contract, your Emirates ID, and a power of attorney where one applies. The e-certificate arrives by email once the fee is paid.

Where to Find Your Ejari Number

Your Ejari number is printed at the top of your Ejari certificate and on the registered tenancy contract. You can also download the certificate from the DLD website or the Dubai REST app by entering your Ejari contract number and your DEWA premise number. If you cannot locate it, ask your landlord or property manager, who registered the contract and may hold a copy.

How to Renew a Tenancy Contract in Dubai

Dubai's tenancy law (Law No. 26 of 2007, as amended by Law No. 33 of 2008) gives both sides a clear timetable. Any change to the contract for the next term, including a rent increase, must be notified in writing at least 90 days before the contract expires. If neither side gives notice, the contract renews automatically on the same terms.

Renewal is not finished until the paperwork is updated. A renewed or amended contract should be registered again, so your Ejari stays valid for the new period. The fee mirrors a first registration.

Rent increases are not left to the landlord's choice. The permitted increase depends on how far your current rent sits below the average for similar properties, as shown by the DLD's official rental index under Decree No. 43 of 2013:

Check your own unit on the DLD's rental index before agreeing to a higher figure. If your landlord misses the 90-day deadline, the increase generally cannot be forced on you for that term.

Ending a Tenancy and Cancelling Ejari Dubai

A fixed-term contract cannot normally be ended by one side alone. Early termination needs the other party's agreement or a break clause in the contract, which is why that clause is worth negotiating at the start. A landlord who wants the property back at the end of the term, for example to sell it, move in, or renovate, must give 12 months' notice by notary public or registered mail. Rent unpaid after a 30-day notice, or unauthorised subletting, are grounds for earlier action.

At the end of the tenancy, the landlord must return the security deposit, less any lawful deductions for damage beyond normal wear. Agree on the handover condition in writing to avoid arguments.

How to Cancel Ejari

If you are leaving, you should also cancel the Ejari registration. Tenants usually do this through the DLD website or the Dubai REST app using UAE PASS, or in person at a trustee centre. Expect to provide your Emirates ID, the Ejari certificate or contract, a landlord no-objection letter confirming you have vacated and settled dues, and your final DEWA bill. Online cancellation is free at the time of writing, while a trustee centre charges a fee, so confirm the current amount with the DLD.

Tenancy Contracts in Abu Dhabi and Sharjah

The Dubai rules above do not apply across the UAE. Each emirate keeps its own register, forms and fees.

Tenancy Contract Abu Dhabi

Abu Dhabi registers tenancy contracts on Tawtheeq, run by the Department of Municipalities and Transport. Under the system, landlords (or their authorised agents) register the contract online. Utilities and visa services depend on a registered contract. Reported fees include AED 50 a year for a contract, with no fee for amendments or cancellations. Fees can change, so check the official portal before you pay.

Sharjah Tenancy Contract

In Sharjah, tenancy contracts are attested and registered with Sharjah Municipality through its Rent Regulation Department. Landlords are reported to have around 15 days to register or renew a contract. Sharjah applies its own rent and notice rules, which differ from Dubai's index and 90-day rule. Always confirm the current requirements with the municipality, and do not assume a Dubai-style Ejari certificate exists there.

Final Thoughts on Your Dubai Tenancy Contract

A good tenancy contract is short, signed by both sides, registered on Ejari, and clear on maintenance, cheques, and exit terms. Check those four things before you sign, keep a copy of the registered contract and your Ejari certificate somewhere safe, and note the 90-day renewal window so a rent increase or change in terms never catches you off guard. Most disputes start with a clause nobody read or a deadline nobody tracked, not with bad luck.

When you are ready to move from paperwork to viewings, browse Dubai Marina properties for rent or Sheikh Zayed Road properties for rent on Nestopa, and filter by budget and move-in date to shortlist homes that fit your timeline.