Moving to a new home in Dubai, though may be exciting for families or individuals, needs careful planning, and should be aware of the city’s rental laws and processes. This knowledge will help you to cover topics from RERA (The Real Estate Regulatory Agency) and budgeting which will help you decide between hiring movers or doing it yourself. You can also gain information on the move-out and move-in proceedings, inspections etc., which will help in making a smooth transition in your new home. 

Understanding Real Estate Regulatory Authorities and Rental Terms in Dubai

When relocating to a new home in Dubai, its important to have the knowledge about the main authorities that oversee rental properties. Dubai, along with other Emirates like Abu Dhabi, Sharjah etc., have specific rules about tenant rights, lease terms and property management.

 Key Regulatory Bodies in Dubai and the UAE

1. Real Estate Regulatory Authority (RERA):

RERA, a part of the Dubai Land Department (DLD), works to ensure transparency and fairness in real estate details. RERA oversees tenancy contracts, rent changes and resolves any disputes between landlords and tenants. RERA also plays a major role in keeping the stabilizing the market and protecting the rights of the tenants with clear guidelines. It also regulates real estate companies and agents in Dubai.

Example: According to RERA’s rental index, rent increases must follow a defined percentage based on the average market rates.

2. Department of Municipal Affairs (DMA):

The DMA oversees real estate transactions and urban planning outside Dubai, especially in Abu Dhabi. DMA also ensures local property laws are followed and handles registration of rental contracts. They make sure that both landlords and tenants follow Abu Dhabi’s tenancy rules. 

3. Sharjah Municipality:

Sharjah Municipality plays a key role in overseeing the rental agreement, resolving rental disputes and building maintenance rules. They provide guidelines to ensure fair practices are followed for both tenants and landlords. The rental rules in Sharjah are generally more conservative than Dubai with strict limits on rent increases and strong protection of tenant rights.

 Roles of Landlords, Real Estate Companies, and Tenants in Real Estate

1. Landlord:

Landlord can be a person or an organization that owns a rental property and leases them to a tenant. The responsibilities of a landlord includes maintaining the property in good condition, handling maintenance repairs and meeting legal living standards. For example, landlords in Dubai must give a 90 day notice if they intend to raise the rent or make changes in the lease terms as per RERA guidelines.

2. Real Estate Company and Agent:

The real estate companies and their agents assist in managing property transactions between landlords and tenants. They mainly handle tasks such as listing the property, screening the tenants, setting up lease agreements and processing rental payments. In Dubai, the real estate agents must be registered with RERA to operate legally and follow ethical guidelines.

Example: A registered real estate agent in Dubai can provide guidance on rental laws and aid tenants in navigating the leasing process.

3. Tenant:

–A tenant is an individual or entity that rents property from a landlord for residential or commercial use. They must comply with the terms of the lease, including schedules for rent payments and clauses regarding property maintenance. 

 Major Leasing Terms in Each Emirate

1. Rental Increase Procedure:

Dubai – The Real Estate Regulatory Authority (RERA) dictates permissible rent increases in Dubai based on the average rental rates in the market. Landlords are required to notify tenants of any rent increase at least 90 days prior to the lease renewal date. 

Abu Dhabi – Rent caps have been removed in Abu Dhabi. However, landlords must provide tenants with written notice of any rental rate changes at least 60 days before they go into effect.

Sharjah – Rental increases in Sharjah are restricted and must comply with guidelines set forth by the Sharjah Municipality. Generally, rent hikes are not allowed during the first three years of the lease term per the Municipality’s policies.

2. Rental Period:

Dubai: In Dubai, the standard lease agreement duration is one year, with tenants having the option to renew upon expiration. Should a tenant wish to terminate early, they may be obligated to compensate the landlord according to the terms outlined in the contract. 

Sharjah: Much like in Dubai, the typical lease agreement in Sharjah lasts for a period of one year. Sharjah tends to have stricter stipulations regarding early termination by tenants compared to Dubai. Tenants terminating a lease before the end of the agreed term may face penalties.

Abu Dhabi: Annual leases are common in Abu Dhabi. However, landlords and tenants have flexibility to negotiate customized terms, such as a lease duration of less than one year, if mutually agreed upon.

3. Maintenance:

Dubai: In the Emirate of Dubai, landlords and tenants typically share maintenance obligations for rental homes and apartments. According to local regulations and common lease agreements, landlords are generally responsible for significant repairs such as replacing major appliances, fixing structural issues, or renovating primary systems. Tenants are accountable for routine upkeep like changing air conditioning filters, maintaining the property’s cleanliness, and reporting small problems in a timely manner. Any deviations from these standard responsibilities would be explicitly outlined in the lease contract terms agreed upon by both parties at the start of the tenancy. Proper communication and clear expectations help ensure rental properties in Dubai are well-maintained by the appropriate party.

Sharjah and Abu Dhabi: While Sharjah and Abu Dhabi both generally assign similar maintenance responsibilities to tenants and landlords, the specific clauses governing these obligations may vary between individual lease agreements in each emirate. Property owners and residents in Sharjah and Abu Dhabi should carefully review their lease documentation to understand how repairs, upgrades, and other maintenance tasks are allocated by contract. Minor differences in lease language could impact issues like which party bears the cost of unforeseen structural or mechanical issues, or who is responsible for more routine maintenance of fixtures and appliances. Close examination of lease terms remains prudent for all involved parties in residential and commercial rentals across the two emirates.

4. Security Deposit:

In the United Arab Emirates, tenants are generally required to provide a security deposit when renting a property. The amount and terms of the deposit may vary depending on the emirate and specifics of the lease agreement.

For properties in Dubai, tenants typically pay a deposit equal to 5% of the annual rent. This deposit is refundable to the tenant at the conclusion of the lease period provided no damages are reported by the landlord upon inspection. 

In Sharjah, security deposits are commonly set at 5% of the annual rent, but the exact percentage may differ depending on factors such as the type of property. 

For Abu Dhabi rentals, security deposits tend to range from 5-10% of the annual rent amount. The lease agreement will stipulate the deposit percentage that applies in a given situation.

Understanding Eviction Notices

Tenancy laws in Dubai and across the UAE provide clear regulations on eviction. A landlord must serve a written 12-month notice for eviction due to property sale or for personal use, as stipulated by RERA​​. In Sharjah, landlords cannot evict tenants without substantial cause during the lease period.

Should I need to provide a proper notice period to a Real Estate Company or Landlord?

Yes. Tenants are required to notify their landlord or property management company in advance before vacating a rental unit or making alterations to the lease terms. Submitting written notification in the stipulated time frame is crucial for compliance with local rules and regulations, as well as for preventing potential fees or disputes from arising. The exact length of the notice period depends on the Emirate and the details outlined in the lease contract. Renters should carefully review their agreements and familiarize themselves with applicable guidelines to ensure they provide the sufficient notice period and all required documentation to their landlord or rental company in a timely manner.

Notice Period in Each Emirate

• Dubai

– Tenants in Dubai are typically expected to notify landlords 90 days before a lease expires if they do not intend to renew the rental agreement.  

– According to regulations from the Real Estate Regulatory Authority, landlords must provide tenants with 12 months’ notice if planning to use the property for residential purposes or sell the property.

– Tenants are also responsible for informing landlords 90 days in advance of any proposed changes to lease terms or plans to vacate the rental property.

•  Abu Dhabi

– In Abu Dhabi, tenants generally must notify landlords 60 days before the end date listed in the rental agreement if intending to terminate the lease. However, the specific notification period may vary depending on the contract terms.  

– Landlords in Abu Dhabi also must give tenants 60 days’ notice regarding any adjustments to rent amounts or other lease conditions.

– As the exact guidelines depend on individual contract wording, tenants should carefully review their agreements to understand any special provisions pertaining to the expected notification period.

• Sharjah

– Sharjah enforces a stricter notification policy, requiring tenants to inform landlords 90 days in advance of plans to vacate or modify lease terms.

– Landlords in Sharjah must adhere to a 12-month notice period for eviction if the property is needed for personal use or being placed for sale.

– Unlike in Dubai, rent increases in Sharjah are limited for the first three years of a lease, providing tenants with added stability.

 How to Give Notice to Your Landlord or Real Estate Company

Notice should be provided through formal channels to ensure a written record of the communication. Follow these steps for a smooth notice process:

1. Reviewing the Lease Termination Process

The first step when terminating a lease is to thoroughly examine the lease agreement to understand the notice period and any special provisions regarding early termination. Carefully review the stipulations on providing notice to the landlord. The lease may specify the preferred delivery method, such as requiring notice by certified letter or email. Pay close attention to the timeframe for vacating the property, as late departure could result in additional fees. With the notice and vacate periods in mind, plan accordingly to ensure all obligations under the lease are satisfied. Proper review of the lease agreement up front makes for a smooth lease termination experience for all parties involved.

2. Draft a Written Notice:

– Prepare a formal written notice stating your intention to vacate the property or not renew the lease.

– Include critical details such as your name, property address, lease end date, and the intended move-out date.

– Example: “This letter serves as my 90-day notice to vacate the property located at [property address]. I intend to move out on [move-out date], upon the lease’s expiration.”

3. Submit the Notice via Registered Channels:

– Email or Registered Mail: Send the notice through email or registered mail to create a record of the communication. This approach helps in case of any future disputes.

– Personal Delivery: Deliver the notice in person and request a receipt from the landlord or real estate company.

– Use the Online Portals: In Dubai, the Ejari system allows tenants to register their contracts online, which may also include notice submissions.

4. Follow Up with the Landlord or Agent:

– Confirm receipt with the landlord or real estate agent after submitting the notice. This can be done via a follow-up email or phone call.

– Maintain all communication records for future reference.

5. Prepare for Inspection and Deposit Return:

– Coordinate with the landlord for a property inspection before the move-out date. This helps ensure the security deposit is returned if the property is in good condition.

– Clarify any pending dues or bills to avoid issues during the handover.

Can My Landlord or Real Estate Company Give Me a Notice of Eviction?

Yes. Landlords and real estate companies have the right to issue eviction notices to tenants under certain conditions. However, these evictions must comply with the regulations set by RERA in Dubai and the rules in other Emirates like Abu Dhabi and Sharjah.

 Conditions for Eviction

1. Non-Payment of Rent:

– Landlords can serve an eviction notice if the tenant fails to pay rent within 30 days of the due date after receiving a written warning.

– If the tenant does

If the payment is not settled within this period, the landlord may proceed with eviction proceedings through the rental dispute center.

2. Breaching Lease Terms:

– If a tenant violates the terms of the lease agreement (e.g., using the property for illegal activities), the landlord can give a 30-day notice to rectify the violation.

– The tenant must correct the breach within the notice period, or the landlord can take legal action for eviction.

3. Property Sale or Personal Use:

– A landlord may evict a tenant if they intend to sell the property or use it for personal or immediate family use.

– In such cases, RERA mandates that the landlord provides 12 months’ written notice of eviction.

– The notice should clearly state the reason for eviction, such as property sale or personal use.

4. Major Renovations or Demolition:

– Landlords can issue an eviction notice if the property requires significant renovations or demolition, making it unsuitable for occupancy.

– Similar to property sale or personal use, a 12-month notice is required for such cases, with planned renovations or demolition details.

 Notice Period Requirements in Each Emirate

1. Dubai:

– For non-payment of rent or breaches of lease terms, a 30-day notice is required.

– For evictions due to property sale, personal use, or significant renovations, a 12-month written notice must be given before the lease expiration.

2. Abu Dhabi:

– A 60-day notice is required for non-payment or lease breaches, with additional time if the eviction is related to property sales or renovations.

– The landlord must provide written evidence of the reason for eviction, mainly if the property is sold.

3. Sharjah:

– The regulations are more tenant-friendly, requiring a 90-day notice for non-payment issues.

– For personal use or property sale, a 12-month notice is required, similar to Dubai.

 How Must They Communicate the Eviction Notice?

1. Written Notice:

– A written notice is mandatory for any eviction. This can be delivered through registered mail, email, or hand-delivered with an acknowledgment of receipt.

– The notice must include the tenant’s name, property details, reason for eviction, and the timeline.

2. Registered Mail or Email:

– Using registered mail or email is a common practice as it creates a record of communication.

– The landlord should retain a copy of the sent notice and proof of receipt.

3. Notary Public or Rental Dispute Center:

– In some cases, landlords in Dubai may serve the eviction notice through a notary public or the Dubai Rental Dispute Center to ensure compliance with RERA regulations.

– This approach provides a legal record, helping to prevent disputes over whether the notice was delivered correctly.

4. Personal Delivery:

– Hand-delivering the notice is another method, but landlords should obtain a signed acknowledgment of receipt from the tenant.

– This method is prevalent for smaller rental properties or where the landlord directly relates to the tenant.

When to Notify Your Real Estate Company and Landlord About Moving Out

Proper timing is essential when notifying your real estate company or landlord about moving out, as it ensures compliance with rental laws and prevents penalties. Each lease agreement may have specific notice requirements, but Dubai’s RERA regulations provide a general framework for these procedures.

 Understanding Rental Laws in Dubai

Dubai’s rental market operates under a well-defined legal structure aimed at protecting the rights of both tenants and landlords. These regulations ensure transparency, fairness, and stability in rental agreements. Here’s an overview of the critical aspects:

1. What Are RERA Tenancy Laws?

– The Real Estate Regulatory Authority (RERA) in Dubai is a Dubai Land Department (DLD) branch. It oversees the real estate market, ensuring tenants and landlords adhere to set guidelines.

– RERA tenancy laws cover all aspects of rental agreements, including rental disputes, eviction processes, and rent adjustments.

– Example: RERA’s tenancy laws require landlords to register all rental contracts through the Ejari system, ensuring the legitimacy of lease agreements.

2. RERA’s Role in Rental Agreements

– RERA’s role extends to regulating rental increases, dispute resolutions, and providing guidelines for drafting tenancy contracts.

– The authority uses the RERA Rental Index to determine permissible rent increases. It ensures that any increase aligns with the average market rate.

– RERA also sets standards for how eviction notices should be served, protecting tenants from sudden displacement.

3. Tenants’ Rights in Dubai

– Tenants have the right to a stable rental environment, including protection against arbitrary rent increases.

– Right to Renewal: Tenants can renew their lease unless the landlord provides a written notice 90 days before the end of the lease if they wish to alter the terms or discontinue the lease.

– Right to Proper Notice for Eviction: Tenants must receive 12 months’ written notice if the landlord intends to evict them for reasons such as property sale or personal use.

4. Key Obligations of Tenants in Dubai Under RERA

– Timely Rent Payment: Tenants must pay renton the agreed dates outlined in the contract.

– Maintenance: Minor maintenance and routine upkeep are generally the tenant’s responsibility unless otherwise specified in the lease.

– Use of Property: Tenants must use the property only for the agreed purposes (e.g., residential) and cannot make alterations without the landlord’s permission.

5. Key Obligations of Landlords in Dubai Under RERA

– Property Maintenance: Landlords are responsible for major maintenance and repairs to ensure the property remains habitable.

– Proper Notice for Lease Changes: Landlords must give a 90-day notice if they wish to change lease terms or increase the rent upon renewal.

– Compliance with RERA Rules: Landlords must register the rental contract with the Ejari system and adhere to eviction procedures as specified by RERA.

6. RERA Rental Increase Regulations in Dubai

– RERA’s Rental Increase Calculator determines the allowable increase based on the property’s current rental value compared to the average market rate.

– Landlords cannot impose a rent increase if the current rent is within 10% of the market rate set by the RERA index.

– Any proposed increase must be communicated to the tenant 90 days before the lease renewal date.

7. Dispute Resolution Under Dubai Rental Laws

– RERA provides a structured process for handling rental disputes through the Dubai Rental Dispute Settlement Center (RDSC).

– Tenants or landlords can file a complaint with RDSC for issues such as unlawful eviction, unapproved rent increases, or breaches of contract.

– RDSC aims to resolve disputes swiftly, with mediation as the first step before proceeding to formal arbitration.

8. Eviction Procedures in Dubai

– Eviction in Dubai must follow the conditions set out in Law No. 26 of 2007, which RERA enforces. The law specifies valid reasons for eviction, such as non-payment of rent or property misuse.

– For property sale or personal use, landlords must provide a 12-month written notice, which must be served through a notary public or the Rental Dispute Center.

– Example: If a tenant breaches the contract by using the property for illegal activities, the landlord can issue a 30-day notice to rectify the issue before proceeding with eviction.

How to Maintain Good Relations with Your Landlord During the Move-Out Process

Maintaining a positive relationship with your landlord during the move-out process can help ensure a smooth transition and increase the likelihood of receiving your full security deposit. It can also provide valuable references for future rentals. Here are seven tips to keep relations amicable:

 7 Tips to Maintain a Good Relationship with Your Landlord

1. Provide Ample Notice:

– Inform your landlord about your intention to move out well in advance. Adhering to the notice period stipulated in your lease (typically 90 days in Dubai) shows respect for the landlord’s time.

– Early notification gives your landlord time to find new tenants, reducing potential financial losses.

2. Communicate Clearly and Professionally:

– Maintain open and respectful communication throughout the move-out process. Share your plans, ask questions about final inspections, and be transparent about any issues that arise.

– Use formal communication channels like email for important updates, which helps maintain a record of all exchanges.

3. Ensure the Property is in Good Condition:

– Thoroughly clean the apartment and perform minor repairs before the landlord conducts a move-out inspection.

– Pay attention to areas like walls, carpets, and appliances. This minimizes disputes over damages and increases the chances of getting your full security deposit back.

4. Coordinate the Final Inspection:

– Schedule a pre-move-out inspection with your landlord to identify any areas needing attention before leaving.

– Address any concerns raised during this inspection. It demonstrates responsibility and shows that you respect the property.

5. Return All Keys and Access Cards Promptly:

– Hand over all property keys, access cards, and parking permits on the agreed date.

– Make sure to document the handover,

either by email or through a signed acknowledgment from your landlord, ensuring both parties have a clear record.

6. Follow-Up for Your Security Deposit:

– Discuss the return process of your security deposit in advance, including any potential deductions for damages.

– If deductions are taken, ask for a detailed breakdown and remain polite during disagreements. Positive and calm communication can often resolve issues amicably.

7. Express Gratitude:

– A simple gesture, like a thank-you note or a polite email, can go a long way in maintaining a good impression.

– Express appreciation for the opportunity to stay on the property, which can leave a positive memory with the landlord and help secure good references in the future.

What specific steps should I take to file a dispute with RERA if issues arise with my landlord?

If you find yourself in a dispute with your landlord, it’s important to follow a systematic approach to resolve the issue through the Real Estate Regulatory Authority (RERA). Here’s a detailed guide:

1. Gather Documentation: Start by collecting all relevant documents that support your case. This includes your tenancy contract, which outlines the terms agreed upon, and any written communication with your landlord, such as emails, messages, or formal letters. Additionally, photographs of the property’s condition, utility bills, receipts, or any records of verbal agreements can strengthen your position in the dispute.
2. Review RERA Res: Visit the official RERA website to familiarize yourself with the dispute resolution process. Look for the section dedicated to tenants and consumers, which provides comprehensive information on tenant rights and the avenues available for raising complaints.
3. Utilize the Online Dispute Resolution Tool: RERA has established an online dispute resolution portal that facilitates the submission of complaints. Create an account on this platform and fill out the required forms. Be sure to include all supporting documentation and clearly describe the nature of your complaint and the resolution you seek.
4. Follow Up Regularly: After submitting your complaint, keep track of its status through the portal. RERA may reach out for more details or clarification, so be prompt in responding to any inquiries. Staying engaged during this process can help expedite a resolution.
5. Stay Informed on Your Rights: Understanding the laws and regulations that govern rental agreements in Dubai is essential. Familiarize yourself with important concepts, such as tenant rights, lease termination procedures, and maintenance responsibilities. This knowledge empowers you to navigate disputes more effectively and advocate for your interests.

How to Handle the Final Walkthrough and Inspection with Your Landlord

The final walkthrough or move-out inspection is crucial when vacating a rental property. It involves thoroughly checking the apartment’s condition, ensuring it meets the lease agreement’s standards. This process helps tenants and landlords settle the return of the security deposit and address any outstanding issues.

 What Is a Final Walkthrough (Move-Out)?

A final walkthrough, or move-out inspection, is when a landlord or property manager inspects the rental property once the tenant has vacated. This inspection ensures that the tenant has left the property in good condition, similar to its state at the beginning of the lease, except for everyday wear and tear.

– Purpose: The primary goal is to assess any damage beyond normal wear and tear, ensure the property is clean, and verify that all lease terms have been met.

– Timing: It typically occurs after the tenant has moved out and before the landlord processes the security deposit refund.

 Final Walkthrough Checklist for Tenants and Landlords

1. Cleanliness:

– Ensure the entire property, including floors, windows, and appliances, is thoroughly cleaned.

– Remove all personal belongings and trash.

– Clean and sanitize bathrooms and kitchens, paying particular attention to appliances like the refrigerator and oven.

2. Walls and Paint:

– Check for scuff marks, nail holes, or paint damage.

– Fill any small holes and touch up paint if required.

– Example: If you’ve painted any walls differently, restore them to the original color as outlined in your lease agreement.

3. Appliances and Fixtures:

– Verify that all appliances (e.g., stove, dishwasher, air conditioning) are functioning correctly.

– Ensure light fixtures, switches, and outlets are in working order.

– Clean the inside of appliances, including the oven, microwave, and dishwasher.

4. Carpets and Flooring:

– Vacuum carpets and mop hardwood or tile floors.

– Address any stains or damages on carpets; consider professional cleaning if necessary.

– Inspect for any significant damage, like scratches on hardwood floors.

5. Plumbing and Utilities:

– Check for leaks in sinks, faucets, and showers.

– Ensure that toilets and water drains are flushed properly and without issues.

– Shut off all utilities as agreed upon in the lease and coordinate with the landlord for any final meter readings.

6. Keys and Access Cards:

– Gather all keys, garage remotes, and access cards for return.

– Provide a copy of any documentation or receipts related to maintenance or repairs conducted during the lease period.

 Benefits of a Final Walkthrough for Tenants and Landlords

1. For Tenants:

– Avoid Unnecessary Deductions: A thorough walkthrough helps tenants address any issues that might lead to deductions from their security deposit.

– Clear Communication: It provides an opportunity to directly discuss any potential issues with the landlord, reducing misunderstandings.

– Proof of Condition: Tenants can document the property’s condition with photos or videos, offering evidence in case of any disputes over damages.

2. For Landlords:

– Property Maintenance: The inspection ensures that the property is in good condition for the next tenant and helps identify any repairs or maintenance needs.

– Facilitates a Smooth Transition: It allows landlords to verify that all lease terms, including cleaning and repairs, were met.

– Document for Future References: Landlords can use the move-out condition as a benchmark for future inspections and compare it with the property’s condition when new tenants move in.

How can I ensure that my security deposit is returned in full at the end of my lease?

To enhance your chances of receiving a full refund of your security deposit when your lease expires, it’s essential to take proactive measures throughout your tenancy. Here are some detailed steps to follow:

1. Understand Your Lease Agreement Thoroughly: Your lease agreement is your primary reference point regarding the security deposit. Carefully read the terms related to the deposit, specifically noting conditions that might lead to deductions. Key elements can include expectations for property condition, timelines for notice before moving out, and stipulations regarding maintenance.
2. Document the Condition of the Property Before Moving In: Before you unpack, take high-resolution photographs and create a detailed inventory of the apartment’s condition. Document any pre-existing damages, such as scratches, stains, or broken fixtures. This visual record will serve as evidence if there are disputes about the state of the property when you move out.
3. Perform a Thorough Cleaning Before Leaving: Cleaning the apartment meticulously before you vacate is essential. This includes thorough vacuuming, dusting all surfaces, and deep-cleaning the kitchen and bathrooms. Pay attention to areas often neglected, like baseboards and appliances. A clean apartment not only meets landlord expectations but also avoids grievances that could lead to deposit deductions.
4. Address Minor Repairs: If you are handy or can arrange for minor repairs, tackle issues like filling nail holes, repainting over scuff marks, or fixing any small damages. Returning the property to its original condition demonstrates your responsibility as a tenant and can prevent landlords from justifying deductions due to wear and tear.
5. Schedule a Walk-Through with Your Landlord: Before your official move-out date, request a walk-through with your landlord. This meeting allows both parties to assess the property’s condition collaboratively and discuss any necessary repairs or concerns. Having this conversation can provide an opportunity to address potential issues before they result in disputed deductions.

By taking these proactive steps, you can significantly increase the likelihood of receiving your full security deposit back at the end of your lease.