Ending a Tenancy Contract in Dubai: 2025 Legal Guide

It is proper to end a tenancy agreement in Dubai by following a strict legal process outlined by RERA and the Dubai Tenancy Law. If you are a tenant wanting to leave ahead of time or a landlord issuing an eviction notice, being aware of these regulations will ensure you avoid engaging in disputes and paying unnecessary fines.

In this guide, we will take you through the most significant rules, legal requirements, penalties and best practice for ending tenancy contracts in Dubai in 2025.

Registering Your Tenancy Contract with RERA to Protect Your Rights

Registering your tenancy contract with RERA ensures that the property is not rented out twice at the same time. Disputes arising from it will not be accepted by the Dubai Rent Dispute Settlement Centre, without registration of the contract.

Tip: Always register your tenancy agreement through the official Ejari system, which legally verifies the agreement.

Rules on Rent Price Change at Renewal Period

If you and your landlord are unable to agree on a price change before the renewal period, you may escalate a case with the Rental Dispute Settlement Centre.

• You will be charged 3.5% of your annual rent as non-refundable fees.
• Minimum charge: AED 500 
• Maximum charge: AED 20,000
• The case must be referred to the centre of dispute before judgment.

Repairing Property Damage Before Leaving to Prevent Deductions

Before leaving, tenants must repair any property damage. If not, the landlord can deduct the cost of the repairs from the security deposit. Conduct a final check and keep records of every handover and clearance to prevent disputes.

How to Give 90 Days Notice of Non Renewal or Premature Cancellation

Under Dubai tenancy law:

• Either party must give 90 days written notice for non renewal of tenancy agreement except otherwise agreed.
• A 90 day notice is also required if the landlord wants to increase rent, on the basis of the RERA Rent Index.
• Unless notice is given, the tenancy agreement automatically rolls over on the same rent and conditions as the prior year.

Early Tenant Termination and Associated Penalties

If you wish to end the tenancy early, you must:

• Provide 90 days written notice. 
• Pay a penalty of 2 months rent, effective from move out date. 

Landlord Eviction Guidelines: Serving a 12 Month Written Notice

If a landlord wishes to:

• Sell the building 
• Use the property yourself or for a first degree relation, or 
• Demolish and reconstruct 

They must give 12 months written notice of eviction, served through notary public or registered post. This is not open to negotiation under Dubai law.

Clearing Utilities and Bills Before Leaving

Tenants are not obligated to renew DEWA (Dubai Electricity & Water Authority) every year.

When leaving the property:

• Obtain a utility clearance certificate. 
• Hand over a copy to the landlord or real estate agent. 

This avoids any filthy handover with disputes regarding outstanding bills.

Why Written Evidence and Communication is Important

Keep a record of every notice, email, and letter sent to and received from the agent or landlord. This proof is necessary in case you need to approach RERA or the Dubai Rental Dispute Settlement Centre with a case.

Legal Provisions for Early Cancellation Under Dubai Tenancy Law

Pursuant to Article 7 of Law No. (26) of 2007, tenancy contracts were legally enforceable and could not be terminated unilaterally by one party without agreement by the other party.

But Law No. (33) of 2008 introduced flexibility for tenants:

• Tenants were allowed to terminate contracts in advance without penalty, subject to serving 90 days written notice. 
• Landlords also have to give 90 days notice for premature termination, giving tenants reasonable time for relocation. 

Practical Tips for Tenancy Contract Cancellation in Dubai

When arranging to end a tenancy early:

• Seek an exit clause in your lease agreement before signing. 
• Where there is no exit clause, speak to your landlord to avoid legal and financial problems. 
• Keep the property in good condition to avoid deductions. 
• Check all payment terms, including bills for facilities like electricity, repairs and post dated cheques. 

What Happens If Your Tenancy Contract Has No Exit Clause

If your lease has no early exit clause:

• You may be fined up to 2 months rent. 
• This is intended to recompense the landlord for pecuniary loss of rental revenue. 
• The actual fine may be negotiated depending on circumstances. 

Key Legal Articles and Legislation Governing Termination of Tenancy

• Law No. (26) of 2007: Governs the relationship between landlords and tenants. 
• Law No. (33) of 2008: Amends Law 26 and introduces early termination rules. 
• Article (15) of Law No. (33) of 2008: Covers property condition and maintenance obligations. 

Final Thoughts: Follow RERA Rules for a Smooth Contract Ending

Ending a tenancy contract in Dubai requires proper notice, clear documentation, and adherence to RERA laws. Whether you’re a tenant relocating early or a landlord reclaiming the property, following the legal process protects both parties and ensures a smooth transition.