Tenancy Renewal Notice (UAE)

A Tenancy Renewal Notice in the United Arab Emirates is the written communication by which a landlord or tenant proposes to renew an existing tenancy, with or without a change to the rent or other terms, before the current term ends. In Dubai, the notice is the practical means of complying with Article (1) of Law No. 33 of 2008, which requires at least 90 days' written notice before the expiry of a tenancy to change the rent or any condition on renewal.

The notice sits within the codified Dubai rental regime built on Law No. 26 of 2007 as amended by Law No. 33 of 2008. That regime treats a residential tenancy as continuing rather than ending automatically: unless a party serves a valid notice in time, the tenancy renews on the same terms for a further period. The renewal notice is therefore the tool a landlord uses to seek a lawful rent increase, or a tenant uses to propose amended terms, while preserving the continuity the law favours.

Where a rent increase is proposed, the notice must respect the cap set by Decree No. 43 of 2013, which limits any increase by reference to how far the current rent falls below the average market rent recorded in the RERA Rental Index. The permitted figure ranges from zero, where the rent is within 10% of the market average, up to a maximum of 20% where the rent is more than 40% below. The RERA rental increase calculator on the Dubai REST app is the authoritative tool both parties use to confirm the lawful figure, and a well-drafted notice states the proposed rent and confirms it is calculated in line with the index.

The renewal notice must be distinguished from an eviction notice. A renewal notice keeps the tenancy alive on agreed terms and uses the 90-day window. A landlord who instead wishes to recover the property at the end of the term — to sell it, occupy it, or reconstruct it — must rely on the end-of-term grounds in Article 25 of Law No. 33 of 2008 and give 12 months' written notice served through a Notary Public or registered mail. Confusing the two can defeat a landlord's purpose or mislead a tenant about what is being proposed.

Once the parties agree the renewed terms, the renewed tenancy contract should be re-registered on the Ejari system administered by the Real Estate Regulatory Agency (RERA) under the Dubai Land Department. A current Ejari certificate is needed to maintain the DEWA connection, to renew a residence visa tied to the property, and to support any claim before the Rental Disputes Settlement Centre (RDSC). The notice opens the conversation; the registered renewed contract records its outcome.

Underlying the Dubai-specific rules is the federal UAE Civil Code (Federal Law No. 5 of 1985), which governs the general law of lease and the obligations of the parties. Outside Dubai, the renewal mechanics differ — Abu Dhabi uses the Tawtheeq system and its own dispute committees — so a notice for a property in another Emirate should be adapted to the local authority and rules. This template follows the Dubai framework, the most widely used in the country.

A Tenancy Renewal Notice in the United Arab Emirates is needed as the end of a tenancy term approaches and either party wishes to set the terms for the next period. In Dubai, the trigger is the 90-day window under Article (1) of Law No. 33 of 2008: any change to rent or terms on renewal must be notified at least 90 days before expiry, so the notice must be prepared and served well in advance.

Landlords use the notice most often to propose a rent increase. A landlord who has checked the RERA rental increase calculator and confirmed that an increase is permitted under Decree No. 43 of 2013 serves the renewal notice to put the proposed rent to the tenant within the statutory window. Without a timely notice, the tenancy renews on the same rent, and the opportunity to increase is lost until the next cycle.

Landlords also use the notice to propose other amendments — a different payment schedule, a change in the number of cheques, or updated maintenance arrangements — for the renewed term. Any such change is subject to the same 90-day notice requirement, so the notice is the proper vehicle for raising it.

Tenants use the notice to confirm their intention to renew and, where they wish, to propose their own terms, such as a longer term in exchange for a fixed rent, or a change in the payment schedule to ease cash flow. A tenant who wants certainty about continuing in the property benefits from initiating the renewal conversation in writing rather than waiting for the landlord.

Property managers and licensed agents handling a portfolio rely on renewal notices as part of the annual cycle. As each tenancy approaches expiry, the agent reviews the RERA Rental Index, prepares the notice for the owner, serves it within the window, and then coordinates the re-registration of the renewed contract on Ejari once terms are agreed.

The notice is also the starting point if a dispute is likely. Where a landlord anticipates that a proposed increase may be challenged, serving a clear, timely, and lawful notice — and keeping proof of service — strengthens the landlord's position at the Rental Disputes Settlement Centre. Equally, a tenant who receives a notice proposing an unlawful increase needs the document in order to respond and, if necessary, to refer the matter to the RDSC. For a property outside Dubai, the same need to fix the renewed terms arises, but the notice should reflect the registration and dispute system of the relevant Emirate.

A Tenancy Renewal Notice in the United Arab Emirates must contain a defined set of elements to comply with Article (1) of Law No. 33 of 2008 and to be effective before the Rental Disputes Settlement Centre. The forms-legal.com Tenancy Renewal Notice template is structured to capture each of these so that the notice serves its purpose and can be relied upon.

The date of the notice is fundamental, because the 90-day notice period is measured from service to the expiry of the tenancy. The notice should be dated clearly and served by a method that provides proof, such as registered mail, courier with delivery confirmation, or service through a Notary Public, so that the date of service can be established if the matter is disputed.

Identification of the parties requires the sender's full name, address, and contact details, the sender's role as landlord or tenant, and the recipient's full name and address. Accurate party details ensure the notice is properly addressed and that the recipient cannot later claim it was not received or was directed to the wrong person.

Identification of the tenancy must include the property address, the Ejari contract number of the current tenancy, and the current expiry date. The Ejari number links the notice to the registered tenancy and removes any doubt about which contract the renewal concerns, which is important where a landlord owns several units.

The type of renewal must be stated — renewal on the same terms, renewal with a rent increase, or renewal with amended terms — so the recipient understands at once what is being proposed. A notice that merely refers to renewal without specifying the proposed terms invites confusion and may not satisfy the requirement to notify a change.

Rent details must record the current annual rent and, where an increase is proposed, the proposed annual rent. The notice should confirm that any increase is calculated in accordance with the RERA Rental Index and Decree No. 43 of 2013, and it is good practice to refer to the RERA rental increase calculator so the recipient can verify the figure. Stating the proposed payment schedule and any other proposed changes completes the commercial terms.

A response and registration section should invite the recipient to confirm acceptance in writing, explain that the renewed contract will be re-registered on Ejari, and note that an unresolved disagreement may be referred to the Rental Disputes Settlement Centre. The notice should also reference the governing framework — Law No. 26 of 2007 as amended by Law No. 33 of 2008 and the UAE Civil Code (Federal Law No. 5 of 1985) — so the recipient understands the legal basis. A clear closing and the sender's signature and role complete the notice. Keeping a copy of the notice and proof of service is essential for any later dispute.

Completing a Tenancy Renewal Notice for the United Arab Emirates is straightforward once the sender has the tenancy details to hand. Begin with the notice details: enter the date of the notice, taking care that it is at least 90 days before the tenancy expiry if you are proposing any change to rent or terms, as required by Article (1) of Law No. 33 of 2008. Select your role as landlord or tenant, and choose the type of renewal — same terms, with a rent increase, or with amended terms.

Next, complete the sender and recipient section. Enter your full name, address, and contact details, then the recipient's full name and address. Make sure the names match the current tenancy contract so there is no doubt about who is giving and receiving the notice.

Move to the tenancy and rent details. Enter the property address and the Ejari contract number of the current tenancy, which links the notice to the registered record, then the current expiry date. Enter the current annual rent in dirhams. If you are proposing an increase, enter the proposed annual rent and confirm it against the RERA rental increase calculator on the Dubai REST app, which applies the Decree No. 43 of 2013 cap. Stating a figure within the lawful cap avoids a dispute and makes acceptance more likely.

If the payment schedule is changing, enter the proposed schedule — for example, moving from one cheque to four. Use the other proposed changes field to record any further amendments and to invite the recipient to confirm acceptance within a reasonable period, commonly 30 days. If you are renewing on the same terms, simply state that no changes are proposed.

Every field is optional, so you can produce a draft and complete it as the position becomes clear, but a renewal notice is most effective when fully completed and specific. After generating the document, sign and date it.

Serve the notice by a method that provides proof of delivery — registered mail, courier with confirmation, or through a Notary Public — and keep a copy together with the proof of service. Once the recipient confirms acceptance, prepare the renewed tenancy contract and re-register it on the Ejari system through the Dubai REST app, the DLD portal, or an approved typing centre, so the renewed tenancy remains fully recognised.

Legal requirements for a Tenancy Renewal Notice in the United Arab Emirates derive principally from Article (1) of Law No. 33 of 2008, which amended Law No. 26 of 2007 and requires a party who wishes to change the rent or any term on renewal to give at least 90 days' written notice before the tenancy expires. The notice must be in writing, must be served within the window, and should be served by a method that provides proof of delivery, because the date and fact of service are decisive if the matter is later disputed.

Where the notice proposes a rent increase, the increase must comply with Decree No. 43 of 2013, which caps any renewal increase by reference to the RERA Rental Index. The permitted figure ranges from zero to a maximum of 20% depending on how far the current rent falls below the market average, and the authoritative tool is the RERA rental increase calculator. A notice proposing more than the lawful cap is unenforceable to that extent, and the tenancy renews on the lawful terms.

The consequence of failing to serve a valid notice in time is automatic renewal on the existing terms. This makes timing a substantive legal requirement, not a mere formality: a landlord who misses the 90-day window cannot impose any change for the renewed term. The notice must also correctly identify the tenancy, ideally by the Ejari contract number, so that it plainly relates to the registered contract.

The renewal notice must be distinguished from the eviction notice. The end-of-term grounds for recovering possession under Article 25 of Law No. 33 of 2008 require 12 months' notice served through a Notary Public or registered mail. A renewal notice cannot be used to recover possession, and an eviction cannot be effected by a 90-day renewal notice. Using the wrong instrument fails to achieve the intended legal effect.

The general law of the tenancy is supplied by the UAE Civil Code (Federal Law No. 5 of 1985), and disputes over renewal terms in Dubai are determined by the Rental Disputes Settlement Centre (RDSC) of the Dubai Land Department. Outside Dubai, the notice and dispute requirements differ — Abu Dhabi applies the Tawtheeq framework and its own committees — so a notice for a property in another Emirate must be adapted to the local rules, and the renewed contract must be re-registered with the relevant authority.

Common mistakes with a Tenancy Renewal Notice in the United Arab Emirates can cost a landlord the chance to adjust the rent or leave a tenant facing an unlawful demand. The most damaging error is missing the 90-day window. Under Article (1) of Law No. 33 of 2008, any change to rent or terms must be notified at least 90 days before expiry; a landlord who serves notice late cannot impose a change, and the tenancy renews on the existing terms. Diarising the expiry date and serving early prevents this.

A second mistake is proposing a rent increase above the lawful cap. Decree No. 43 of 2013 limits the increase by reference to the RERA Rental Index, and a notice demanding more than the RERA rental increase calculator permits is unenforceable to that extent. Landlords should check the calculator and state a figure within the cap; tenants should verify the proposed figure against the same tool before agreeing.

Confusing a renewal notice with an eviction notice is a recurring error. A landlord who actually wants to recover the property at the end of the term must use the Article 25 end-of-term grounds and give 12 months' notice through a Notary Public, not a 90-day renewal notice. Serving the wrong notice fails to achieve the intended effect and can mislead the tenant.

Serving the notice without proof of delivery undermines its value. If the tenant later denies receiving it, a landlord who used ordinary email or hand delivery without acknowledgement may be unable to prove timely service. Registered mail, courier with confirmation, or service through a Notary Public provides the evidence that the Rental Disputes Settlement Centre will expect.

Finally, parties often forget to re-register the renewed tenancy on Ejari, or use a generic notice that omits the Ejari contract number and the current rent. An unregistered renewed tenancy can cause problems with DEWA, visa renewal, and any future dispute, while a vague notice that does not specify the proposed terms may not satisfy the requirement to notify a change. Including the Ejari number, the current and proposed rent, and a clear statement of what is proposed keeps the notice effective.