What Is the Real Estate Regulatory Agency (RERA)?
RERA stands for the Real Estate Regulatory Agency. It is the government entity that regulates the property sector in the Emirate, and its authority reaches into almost every transaction, from a tenancy contract to a title deed.
The Agency was created by Law No. (16) of 2007 Establishing the Real Estate Regulatory Agency, issued on 30 July 2007. Under Article (3), RERA is a public corporation with its own legal personality and full financial and administrative independence, and it is affiliated to the Land Department. In practice, this means RERA operates as the regulatory arm of the DLD rather than as a separate authority. Together, the two institutions form the base of the RERA rules Dubai applies to the market.
The Roles of RERA Dubai
Article (5) of the Law sets out thirteen functions. RERA is responsible for the following:
- proposing the laws that govern brokers and Owners Associations;
- issuing the bylaws for training and certifying real estate brokers;
- licensing real estate activities, including development;
- accrediting the banks that hold developer escrow accounts;
- licensing, monitoring and supervising brokerages;
- licensing and supervising property and community management companies;
- registering and legalising tenancy contracts;
- auditing and supervising Owners Associations;
- monitoring property advertisements across all media, including in free zones;
- advising on property valuation in line with approved standards;
- publishing market research, statistics and awareness bulletins; and
- running programmes that explain the rights and duties of everyone in the sector.
Article (8) transferred several of these functions from the Land Department to RERA, including the regulation of brokers, the management of escrow accounts and the supervision of Owners Associations.
Getting Licensed Under RERA
A buyer or tenant does not need to apply for anything, because the protections under the RERA regulations in Dubai real estate apply automatically once a tenancy or a purchase is registered. Professionals are treated differently. A broker or developer must obtain the licence and registration that RERA controls, and the requirements for brokers are set out later in this guide.
How Much Can Rent Increase in Dubai? (RERA Rent Caps)
A landlord in Dubai cannot raise the rent freely. The maximum increase is fixed by Decree No. (43) of 2013 Determining Rent Increases for Real Property in the Emirate of Dubai, issued on 18 December 2013. The permitted figure depends on how far the current rent falls below the average market rent for similar units.
The Permitted Increase Bands
Under Article (1) of the Decree, the maximum increase on renewal is set out in the table below.
| Current rent compared with the market average | Maximum increase on renewal |
|---|---|
| Up to 10% below the average for similar units | No increase allowed |
| Between 11 and 20% below the average | Up to 5% |
| Between 21 and 30% below the average | Up to 10% |
| Between 31 and 40% below the average | Up to 15% |
| More than 40% below the average | Up to 20% |
The first band is the one most tenants rely on. Where the rent is already within 10% of the market rate, the landlord cannot raise it at all on renewal. The cap only opens up when the rent sits well below the going rate.
Article (2) confirms that the Decree applies to every landlord, private or public, including those in special development zones and free zones such as the DIFC. Article (3) ties the average rent to the official Rent Index approved by RERA, so the increase is based on a published benchmark rather than the landlord's opinion.
How to Calculate a Rent Increase
The following method explains how to calculate RERA rent increase figures in practice, and it follows Article (1) of the Decree.
- Find the average market rent for a similar unit in the area using the RERA index.
- Compare that figure with the rent currently paid.
- Express the difference as a percentage of the market average.
- Apply the matching band from the table above.
For example, if similar units rent for AED 100,000 and the current rent is AED 75,000, the rent is 25% below the average. That figure falls in the 21 to 30% band, so the increase is capped at 10%, giving a revised rent of no more than AED 82,500.
Landlords can use RERA rental index calculator through the DLD channels. It applies the exact bands set by Decree No. (43) of 2013.
The Rent Index and the Smart Rental Index
Article (3) of Decree No. (43) of 2013 refers to the Rent Index of the Emirate of Dubai, approved by RERA, as the benchmark for average rental value. The Smart Rental Index is the current, upgraded version of that benchmark, used to price a typical unit so the increase caps can be applied fairly.
What Are the Dubai Lease Renewal and Notice Period Rules?
Before a lease renews, either party may seek to change its terms, including the rent, but the change cannot be imposed at the last moment.
Article (13) of the landlord and tenant law, as amended, allows both parties to review the rent or amend the contract before it expires. If they cannot agree, the Rent Disputes Settlement Centre can set a fair rent using the criteria in Article (9).
The timing rule is the key one. Under Article (14), as amended by Law No. (33) of 2008, a party who wishes to change any term of the tenancy, including the rent, must notify the other side at least 90 days before the contract expires, unless both have agreed otherwise. This is the RERA 90-day notice period. A notice served later than this is generally not enough to force the change onto the renewed term.
Registering Your Lease Through Ejari
Article (4) of Law No. (26) of 2007, as amended by Law No. (33) of 2008, requires every tenancy contract, and any amendment to it, to be registered with RERA Ejari system. An unregistered lease leaves a tenant exposed, because registration is needed to connect utilities, prove the agreed terms and enforce rights in a dispute. Completing Ejari registration online through the DLD channels is now standard, and the requirement is mandatory rather than optional.
When Can a Landlord Legally Evict a Tenant in Dubai?
A landlord cannot evict a tenant without a recognised reason and proper notice. The Dubai tenant eviction notice rules are set out in Article (25), as amended by Law No. (33) of 2008, and they separate eviction during the lease from eviction at the end of the lease.
Eviction During the Lease
While the lease is still in force, a landlord may seek eviction only on the grounds listed in Article (25(1)), which include cases where the tenant:
- fails to pay rent within 30 days of a written notice to pay;
- sublets the property without the landlord's written approval;
- uses the property for an illegal purpose, or in a way that breaches public order or morals;
- leaves commercial premises empty, without good reason, for 30 consecutive days or 90 non-consecutive days in a year;
- makes an unsafe change to the property, or damages it deliberately or through gross negligence;
- uses the property for a purpose other than the one agreed, or in breach of planning and construction rules; or
- occupies a property that has been condemned, proven by a Dubai Municipality report.
For non-payment, the notice must be served through a Notary Public or by registered post.
Eviction at the End of the Lease
At the end of the lease term, Article (25(2)) allows eviction on four grounds only, namely where the owner:
- intends to demolish and rebuild, or to add construction that would stop the tenant using the property, with the necessary permits;
- must carry out major restoration or maintenance that cannot be done while the tenant remains, proven by a Dubai Municipality report;
- wants the property for personal use, or for a first-degree relative, and proves no other suitable property is owned; or
- wishes to sell the property.
A landlord may therefore evict in order to sell, under the fourth ground, but only subject to the long notice period below.
Notice Periods
The RERA rules Dubai applies to end-of-term eviction require a long notice. For any of the four grounds above, including a sale, the landlord must give the tenant 12 months' notice of the reason, served through a Notary Public or by registered post. A shorter period is not valid.
After Eviction: Re-Letting Limits and First Refusal
Two further protections apply. Under Article (26), where a landlord recovers a property for personal use, it may not be let to a third party for at least two years for residential property, or three years for non-residential property, unless the Centre allows a shorter period. If this is breached, the tenant may claim compensation. Under Article (29), where a property is demolished and rebuilt, or fully renovated, the tenant has a right of first refusal to rent it again, to be exercised within 30 days of notice.
Security of Tenure
A tenant may remain for the full lease term and through renewals, unless the landlord has a valid ground to end the tenancy. Article (7) provides that a valid lease cannot be cancelled by one side alone and ends only by mutual consent or under the law. Article (6) adds that, where the term expires and the tenant stays on without objection, the lease renews on the same terms for the same period or one year, whichever is shorter.
What Are the Rules for Subletting and Shared Accommodation in Dubai?
Shared living and subletting are common in Dubai, but both are subject to firm rules. Getting them wrong is one of the fastest routes to eviction, so the position is worth setting out clearly.
Subletting Rules
A tenant cannot simply pass the property on to someone else. Under Article (24) of Law No. (26) of 2007, unless the parties agree otherwise, a tenant may not assign the use of the property or sublet it to a third party without the written consent of the landlord. Verbal permission is not enough. The consent must be in writing.
The consequences of ignoring this are serious. Under Article (25(1)), as amended by Law No. (33) of 2008, subletting without the landlord's written approval is a ground for eviction during the lease term. In that situation, the eviction applies to both the tenant and the subtenant, although the subtenant keeps the right to claim compensation from the tenant. A subtenant therefore has no protected right to remain, even where rent has been paid to the original tenant.
Timing also matters. Under Article (8) of Law No. (26) of 2007, a sublease ends when the head lease ends, unless the landlord expressly agrees to extend it. A subtenant cannot hold over beyond the term of the main tenancy.
Shared Accommodation and Partitioning
Shared accommodation raises a separate risk, which is the physical alteration of a unit. Article 25 of Law No. 26 of 2007 sets clear rules.
First, a tenant who makes a change that renders the property unsafe, in a way that cannot be reversed, faces eviction.
Second, a tenant who uses the property for a purpose other than the one leased, or in a manner that breaches the planning, construction and use-of-land regulations in force in the Emirate, also faces eviction.
Partitioning a unit into separate rooms or bed spaces can breach both grounds at once. It can make a property unsafe, and it can conflict with the planning and building rules that apply to that property. It is important to understand that these planning and safety standards sit outside the tenancy law itself and are administered by the competent authorities, principally Dubai Municipality. Approval must be obtained through the proper channels, and overcrowded or unapproved partitioning can expose both landlord and tenant to enforcement action and liability. Before entering any shared-accommodation arrangement, both parties should confirm the current requirements with the relevant authority.
How Does the Rental Dispute Settlement Centre Work?
Rental Dispute Settlement Centre Dubai, established by Decree No. (26) of 2013 handles all disputes between landlords and tenants. The Decree renamed and expanded the former Special Tribunal for landlord and tenant disputes.
Jurisdiction and Structure
Article (5) places the Centre's head office within the Land Department. Article (6) gives it exclusive jurisdiction over rent disputes between landlords and tenants, including properties in free zones, together with urgent applications and enforcement of its own judgments. A few matters fall outside it, such as disputes in free zones that run their own tribunals and long-term leases under Law No. (7) of 2006. Article (7) divides the Centre into a judicial sector and an administrative sector, with units for Mediation and Conciliation, First Instance, Appeal and Judgment Enforcement.
Timelines
The procedure is built for speed, as the table below shows.
| Stage | Provision | Period or threshold |
|---|---|---|
| Amicable settlement through mediation | Article (10) | Sought within 15 days of the parties appearing, extendable |
| Decision by a tribunal | Article (16) | Within 30 days of the file being referred, extendable once |
| Finality of low-value claims | Article (17) | Judgments below AED 100,000 are final, with limited exceptions |
| Time to lodge an appeal | Article (18) | 15 days, usually with a deposit of half the judgment amount |
Where mediation succeeds, the agreement, once approved by the supervising judge, has the force of a court order, and half the registration fee is refunded. Judgments of the Appellate Division are final under Article (14).
How Are Off-Plan Property Buyers Protected in Dubai?
Buying a unit that is not yet built carries the most risk for a buyer, and the RERA regulations in Dubai real estate concentrate their strongest protections here. Two laws do most of the work: the escrow law and the interim register law.
Escrow Accounts
The escrow rules come from Law No. (8) of 2007 Concerning Escrow Accounts for Real Estate Development, issued on 6 May 2007. Its purpose is to make sure a buyer's money is used only to build the project. The main protections under the RERA escrow account regulations are these:
- Article (4) requires developers to be listed on the official Register of Real Estate Developers before doing business.
- Article (6) requires a developer who wants to sell off-plan to open an escrow account and file eight documents first, including the trade licence, the land title deed, approved plans, a certified cost and revenue statement, a construction undertaking and a standard sale contract.
- Article (9) provides that the escrow account is used only for that project, that its funds cannot be seized by the developer's creditors, and that each project must have a separate account.
- Article (14) requires the bank to hold back 5% of the account after the completion certificate, releasing it only one year after the units are registered in buyers' names.
- Article (15) requires the bank, in an emergency, to act with the Department to protect depositors, either by completing the project or by refunding the payments.
Oqood and the Interim Register
The second pillar is Law No. (13) of 2008 Regulating the Interim Property Register, issued on 14 August 2008. Registering an off-plan purchase in the Interim Property Register kept by the DLD is commonly known as Oqood registration.
- Article (3) states that any sale or disposal of an off-plan unit is void unless entered in the Interim Property Register, which prevents the same unit being sold twice.
- Article (4) stops a developer starting a project or selling off-plan before owning the land and holding the required approvals.
- Article (7) stops developers charging extra fees on a resale beyond approved administrative costs.
- Article (8) requires developers to register completed units in buyers' names once obligations are met.
These provisions form the core of the Dubai off-plan property rules that protect a buyer.
The Oqood registration fee Dubai buyers should plan for follows the fee schedule in Executive Council Resolution No. (30) of 2013, which sets the sale contract registration fee at 4% of the sale value and the fee for amending an entry in the Interim Real Property Register at AED 250 per unit. The exact figure for a transaction should be confirmed with the DLD, since fees can change.
Delays and Default
The law sets out what happens when a developer fails to perform.
Under Article (17) of Law No. (8) of 2007, a developer who fails, without acceptable reason, to start construction within six months of permission to sell may be removed from the Register.
Under Article (15), the escrow bank must protect depositors in an emergency, by completing the project or refunding their money.
Where the buyer is the one in default, Article (11) of Law No. (13) of 2008 requires a 30-day notice before the developer may cancel the contract and refund the buyer after deducting up to 30%.
Cooling-Off
Buyers often ask about a RERA cooling off period Dubai, meaning a window to cancel after signing. The source legislation focuses on escrow, registration and disclosure rather than a general statutory cancellation window, and it does not set out a blanket cooling-off right for every purchase. Whether a purchase can be cancelled, and on what terms, depends on the contract together with the registration and default rules above. The current DLD position and the sale contract should both be checked before relying on any cooling-off assumption.
Handover Inspection
At handover, the buyer has one clear statutory lever. Under Article (12) of Law No. (13) of 2008, if the delivered unit is smaller than sold, the developer must compensate the buyer, unless the shortfall is trivial. If it is larger, the developer cannot charge more. A sound Dubai property handover inspection checklist, built around these rights, includes:
- confirming the actual unit area against the contract, under Article (12);
- checking that the unit is registered in the buyer's name, under Article (8) of Law No. (13) of 2008;
- confirming the purchase is recorded so it is legally valid, under Article (3);
- testing finishes, fittings and systems, and recording any defects in writing; and
- confirming that all approved obligations are met before the keys are accepted.
How Is Property Valuation Conducted in Dubai?
Valuation sits behind a large part of the framework, and the RERA regulations in Dubai real estate place responsibility for valuation standards with the Agency and the Department.
Under Article (5) of Law No. (16) of 2007, RERA advises clients on the principles of valuing buildings in line with the latest approved standards. Under Article (6) of Law No. (7) of 2006, the Land Department sets the rules for valuing real property. Valuation is therefore a regulated function rather than a matter of private opinion.
Its practical effect reaches several areas:
- Rent: The permitted rent increase under Decree No. (43) of 2013 depends on the average rental value in the Rent Index, which is itself a product of valuation.
- Fees: Many fees under Executive Council Resolution No. (30) of 2013 are a percentage of the property value, so an accurate valuation directly affects the amount payable.
- Finance: The mortgage registration fee is a percentage of the debt value, and the security is judged against the value of the property.
For buyers and landlords, a reliable valuation shapes the price, the permitted rent, the fees and the financing available, and it should be obtained from professionals working to the standards recognised by RERA and the Department.
What Is the Trakheesi System for Property Advertising?
Advertising in the property sector is regulated, and no property may be advertised without permission. Two provisions establish this. Under Article (5) of Law No. (8) of 2007, a developer may not advertise in local or international media, or take part in exhibitions to promote off-plan sales, without written authorisation from the Department. Under Article (5(9)) of Law No. (16) of 2007, RERA monitors property advertisements across all media, including free zones.
The Trakheesi system is the permit mechanism that puts these duties into practice. A listing or campaign needs a valid permit, and a Trakheesi permit check lets a buyer or tenant confirm that an advertisement has been authorised. A listing with no valid permit should be treated with caution, because the authorisation the law requires may be missing. In this way, the Trakheesi system gives effect to the duty to obtain approval before advertising, and it forms part of the wider RERA rules Dubai applies to marketing conduct.
How Are Real Estate Brokers Regulated in Dubai?
Many property problems begin with the wrong agent, so it is worth knowing how brokers are regulated. Their conduct is governed by Bylaw No. (85) of 2006 Regulating the Real Estate Brokers Register.
Checking a Broker
Every legitimate agent holds a registration number, and this is a legal requirement.
Article (3) provides that no person may work as a broker unless licensed and entered in the official Register.
Article (12) requires the Department to issue a broker card showing the agent's name, address and registration number, and that number must appear on all of the broker's correspondence and reports.
That number is the basis of a RERA broker registration number (BRN) search. To verify whether an agent is legally registered, ask for the BRN and check it through the official DLD channels. The same approach confirms the RERA approved developers Dubai buyers can rely on, since registered developers must appear on the Register of Real Estate Developers under Article (4) of Law No. (8) of 2007.
To reach the Register,
Article (6) requires a valid trade licence, membership of the Dubai Chamber of Commerce and Industry, a good-conduct certificate, RERA-accredited training and a pass in the RERA examination.
Article (13) requires annual renewal, at least 30 days before expiry.
Broker Duties
Registered brokers carry clear duties.
Article (14) binds them to a code of professional ethics.
Article (17) requires them to disclose the details of the negotiation so the client can decide properly.
Article (18) prevents them from facilitating any unlawful transaction.
Article (22) makes a broker liable for loss caused by fraud, deceit or a failure to follow the rules.
Forms A, B and F
The written-agreement rule sits behind the standard forms. Article (26) of Bylaw No. (85) of 2006 requires a brokerage agreement to be in writing, naming the parties, the property and the terms, and to be entered in the property register record. The RERA forms Dubai relies on put this into practice:
- Form A and Form B RERA are the listing and representation agreements between an owner or client and the broker.
- Form F RERA Dubai is the standard sale agreement, often called the memorandum of understanding, between the buyer and the seller.
Commission
Under Article (28) of Bylaw No. (85) of 2006, a broker earns a fee only once a contract is concluded and registered, unless the brokerage agreement says otherwise. Under Article (30), where negotiations do not lead to a concluded contract, the broker generally cannot claim costs. The commission is therefore tied to a completed transaction.
What Are the Penalties for Real Estate Violations in Dubai?
The RERA regulations in Dubai real estate are backed by penalties that deter misconduct and protect the parties to a transaction. The main penalties in the source legislation are summarised below.
| Conduct or circumstance | Provision | Consequence |
|---|---|---|
| Carrying on development without a licence | Law No. (8) of 2007, Article (16) | Imprisonment and a fine of at least AED 100,000, or either penalty |
| Offering units in fraudulent projects | Law No. (8) of 2007, Article (16) | Imprisonment and a fine of at least AED 100,000, or either penalty |
| Misappropriating funds paid for a project | Law No. (8) of 2007, Article (16) | Imprisonment and a fine of at least AED 100,000, or either penalty |
| A developer dealing with an unregistered broker | Law No. (8) of 2007, Article (16) | Imprisonment and a fine of at least AED 100,000, or either penalty |
| Failing to start construction within six months of permission to sell | Law No. (8) of 2007, Article (17) | Removal from the Register of Real Estate Developers |
| A broker breaching the Bylaw or code of conduct | Bylaw No. (85) of 2006, Articles (39) and (40) | Escalating penalties, from a formal notice and warning to cancellation of registration |
| An agreement made in breach of the registration law | Law No. (7) of 2006, Article (26) | The agreement is null and void |
| A buyer defaulting on an off-plan contract | Law No. (13) of 2008, Article (11) | A 30-day notice, after which the developer may cancel and refund after deducting up to 30% |
The penalties under Article (16) of Law No. (8) of 2007 combine a prison sentence with a substantial fine, which reflects how seriously the misuse of buyers' funds is treated.
The nullity under Article (26) of Law No. (7) of 2006 makes any attempt to bypass registration legally worthless, which reinforces the central role of registration throughout the framework.
Who Can Legally Own Property in Dubai?
The base law is Law No. (7) of 2006 Concerning Real Property Registration, issued on 13 March 2006. Under Article (4), the right to own property is generally reserved for UAE nationals, nationals of the GCC states, companies wholly owned by them, and public joint stock companies. The same article, though, allows non-UAE nationals, in certain areas approved by the Ruler, to be granted either:
- freehold ownership with no time limit; or
- usufruct or leasehold rights for up to 99 years.
Freehold Areas for Foreign Buyers
The areas where these rights may be granted are set by Regulation No. (3) of 2006 Determining Areas for Ownership by Non-UAE Nationals, issued on 7 June 2006. Article (3) grants freehold, usufruct or 99-year leasehold rights to non-UAE nationals across a defined list of plots in areas such as Emirates Hills, Dubai Marina, Palm Jumeirah, Jebel Ali and Al Jaddaf. Foreign ownership is therefore lawful, but it is limited to the designated areas.
Jointly Owned Property
Buying an apartment also means buying into shared spaces, which are governed by Law No. (27) of 2007 Concerning Ownership of Jointly Owned Real Property. The Law defines Units, Common Areas, Owners Associations and the Master Community Declaration that sets the rules for a building or community. This framework sits behind service charges and community management, and it should be reviewed before buying into any tower or managed community.
How Do I Register Property and Obtain a Title Deed in Dubai?
The Property Register
Ownership in Dubai depends on registration.
Under Article (6) of Law No. (7) of 2006, the Land Department is the only entity allowed to register property rights.
Article (7) gives the Property Register absolute evidentiary value, so its data cannot be challenged unless proven to result from fraud or forgery.
Article (9) states that transactions creating, transferring, amending or ending property rights are not valid unless recorded in the Property Register.
Article (24) extends the same weight to title deeds.
Article (26) makes any deal that breaches the Law null and void.
Of all the RERA rules Dubai enforces, the primacy of registration is the most fundamental, and no informal or side agreement should be treated as ownership.
Fees
The fees are set by Executive Council Resolution No. (30) of 2013. The main ones are shown below.
| Transaction | Fee |
|---|---|
| Registering a property sale contract | 4% of the sale value (in practice shared between seller and buyer) |
| Registering a usufruct right | 2% of the property value |
| Registering a long-term lease contract | 4% of the total value of the lease |
| Registering a mortgage | 0.25% of the debt value |
| Issuing a title deed | AED 250 |
| Amending an entry in the Interim Real Property Register | AED 250 per unit |
These fees are payable on top of the purchase price and should be built into any budget.
The Dubai REST App
Many of these services are now handled on a phone. The DLD's REST app is the official digital gateway for property services in the Emirate. While the source legislation sets the legal duties, the app is where many of them are carried out. The current Dubai REST app features, from title-deed access to transaction services, should be confirmed with the DLD, since app features change over time.
Summary
The idea behind the whole framework is simple: registration is protection. A registered tenancy, a registered purchase and a registered broker are what stand between a party and a costly dispute. The RERA regulations in Dubai real estate turn those registrations into real, enforceable rights, including fixed rent caps, long eviction notice periods, protected escrow accounts, regulated valuation and advertising, and a fast dispute centre.
Landlords gain as much as tenants. Clear grounds for eviction, a lawful path to raise rent, and a system that enforces judgments allow property to be run as a considered business. The RERA rules Dubai has built over the years were written, law by law, to make one of the world's fastest-growing property markets a place where people can transact with confidence. A party who knows the applicable provision and keeps their paperwork registered will rarely be caught off guard.
