A tenancy contract in Dubai only becomes legally recognised once it is registered through Ejari, and that registration costs AED 177.75 online (Dubai Land Department, as of July 2026). Everything else about renting here, from your deposit refund to your visa, hangs off that one document.

What a tenancy contract in Dubai actually is

A tenancy contract is the legally binding lease between you and your landlord, setting out the rent, the term, and the responsibilities on both sides. In Dubai it does not stand fully on its own: to be recognised by the government it must be registered through Ejari, the Dubai Land Department (DLD) system that records every rental in the emirate.

That creates two documents that people often confuse. The contract sets the rules. The Ejari certificate, issued after registration, is the state's proof that the tenancy is on record. You sign the first; you register it to get the second. Both must stay current, and the Ejari registration is only valid for as long as the underlying contract is.

The relationship itself sits inside a clear legal frame. Law No. 26 of 2007, amended by Law No. 33 of 2008, governs how landlords and tenants deal with each other, from renewals to eviction notice. Rent increases are handled separately, under Decree No. 43 of 2013 and the RERA rental index (Engel & Völkers, RERA, as of July 2026). Knowing which rule covers what saves you a lot of argument later.

What must be in the contract to make it enforceable

A tenancy contract is only as strong as the clauses inside it. Dubai landlords and tenants overwhelmingly use the standard Unified Tenancy Contract template that DLD publishes (version 1.4 is the current downloadable form), which already carries the elements RERA expects. If you draft your own, it still has to cover the same ground to be enforceable at the Rental Dispute Center.

The elements below are the ones that decide disputes. A missing or vague clause is where most tenancy arguments start.

How much a tenancy contract costs

The contract itself is free to draw up; the cost is the government registration. Registering through the Dubai REST app or the DLD website totals AED 177.75, and doing it in person at a Real Estate Trustee Center totals AED 220 (Dubai Land Department, as of July 2026). The difference is entirely the service-partner handling fee.

Dubai does not charge a separate stamp duty or "stamping fee" on a tenancy contract, which is a common question from renters used to other markets. The Ejari registration fee above is the only mandatory government charge on the contract. Who pays it, landlord or tenant, is set by your agreement; in practice the tenant most often covers it.

How to make and register a tenancy contract

The path from a signed lease to a valid Ejari certificate is short if your documents are in order. You can do the whole thing yourself online, or let a Real Estate Trustee Center handle it in person. For the full registration walk-through, see how Ejari registration works.

1. 1

   Agree the terms and sign the contract

   Complete the Unified Tenancy Contract with the rent, term, cheque schedule, deposit, and clauses above. Both parties sign. This is the document, not yet the registration.

2. 2

   Gather the documents

   You will need the signed contract, the tenant's Emirates ID, the title deed or landlord's ID, a DEWA premises number, and passport or visa copies. A representative needs a power of attorney.

3. 3

   Register through Ejari

   Log in to the Ejari system or the Dubai REST app, select the register or renew service, upload the documents, and pay AED 177.75. In person, visit a Real Estate Trustee Center and pay AED 220.

4. 4

   Receive the Ejari certificate

   An officer reviews and approves the request, and the e-Contract Registration Certificate is issued by email. That certificate is what gives you access to DEWA, visa steps, and legal protection.

The security deposit and getting it back

The security deposit is a refundable sum you pay the landlord at the start of the tenancy, usually by cheque. In Dubai it typically runs 5% of the annual rent for an unfurnished home and 10% for a furnished one (Engel & Völkers, as of July 2026). On a AED 90,000 unfurnished apartment, that is around AED 4,500 held for the length of the lease.

Under Law No. 26 of 2007 the landlord must return the deposit at the end of the tenancy, minus justified deductions for damage beyond normal wear and tear, unpaid bills, or a clear breach of the contract. Normal wear, such as minor scuffs from ordinary living, is not a valid deduction. Photographing the unit on the day you move in, and again when you leave, is the single most useful thing a tenant can do to protect the refund.

If a deposit dispute cannot be settled directly, either party can file at the Rental Dispute Center (RDC), the DLD body that handles rental cases and typically resolves them within a few weeks (Engel & Völkers, as of July 2026).

Renewal and early termination

At renewal, the 90-day rule governs everything. If a landlord wants to change any term, including raising the rent within the RERA rental index, they must give at least 90 days' written notice before the contract ends. If neither party serves notice, the contract renews automatically on the same terms for another year (Engel & Völkers, Law No. 26 of 2007, as of July 2026). Any increase itself is still capped by the index; the mechanics are covered in the RERA rent-increase cap and 90-day notice.

Leaving before the term ends is a matter for the termination clause you signed. Most contracts allow early exit with notice, often two months, plus a penalty such as one to two months' rent; the exact figure is whatever the clause states, so it is worth negotiating before signing rather than after. Eviction during a live contract is tightly limited under Law No. 33 of 2008 and generally requires specific grounds, such as sustained non-payment, with formal notice.

Is a tenancy contract valid without Ejari?

A signed contract is a real agreement between the two parties, but without Ejari registration the government does not recognise it, and that gap is where tenants get stuck. Without a valid Ejari certificate you cannot activate DEWA electricity and water, complete residency-visa procedures that require proof of address, or rely on full protection at the Rental Dispute Center (Habi, Engel & Völkers, as of July 2026).

In short: the contract sets the rules, and Ejari makes them count. To check an existing contract, use the Ejari website or app and enter the Ejari or contract number; it will confirm whether the registration is live and matches your lease.

What is a tenancy contract in Dubai?+

It is the legally binding lease between a tenant and landlord, setting the rent, term, and responsibilities. To be recognised by the government it must be registered through Ejari, the Dubai Land Department system that records every rental in the emirate.

How much does a tenancy contract cost in Dubai?+

The contract is free to draw up. Registering it through Ejari costs AED 177.75 via the Dubai REST app or DLD website, or AED 220 in person at a Real Estate Trustee Center (Dubai Land Department, as of July 2026).

Is there a stamping fee for a tenancy contract in Dubai?+

No. Dubai does not charge a separate stamp duty or stamping fee on a tenancy contract. The Ejari registration fee is the only mandatory government charge (Dubai Land Department, as of July 2026).

Can I make my own tenancy agreement?+

Yes, but it must still contain the standard elements, the property, rent, term, deposit, and renewal and termination clauses, to be enforceable. Most landlords and tenants simply use the Unified Tenancy Contract template published by DLD.

Is a tenancy contract valid without Ejari?+

It is a binding agreement between the parties, but without Ejari registration the government does not recognise it. You cannot activate DEWA, complete visa steps, or get full protection at the Rental Dispute Center until it is registered.

Where can I download the Dubai tenancy contract?+

The standard Unified Tenancy Contract template is published on the Dubai Land Department and Ejari websites. Using the official template ensures the contract meets RERA's requirements before you register it.