Dubai Tenancy Contract Renewal: Does the Lease Renew Automatically if No 90-Day Notice Is Served?

The issue of tenancy contract renewal in Dubai is one of the most common legal concerns between landlords and tenants, especially as the lease expiry date approaches. Questions frequently arise such as: Can the landlord increase the rent? Does the tenant have the right to remain in the property? And does failure to provide a 90-day notice automatically renew the tenancy contract?

Under Dubai tenancy laws, the expiry of the lease term does not always mean that the tenancy relationship ends immediately. If the tenant continues occupying the property after the contract expires without legal objection from the landlord, the tenancy may be considered renewed for a similar term or for one year, whichever is less, under the same contractual conditions.

The General Rule for Tenancy Renewal in Dubai

Article 6 of Dubai Law No. 26 of 2007 regulating the relationship between landlords and tenants states that if the tenancy contract expires and the tenant remains in possession of the property without objection from the landlord, the contract shall renew automatically under the same terms and conditions.

In practical terms, this means that if the tenant remains in the property after the lease expiry date and the landlord does not take legal action or clearly object, the tenancy relationship may continue automatically.

However, automatic renewal does not necessarily allow either party to unilaterally change the lease conditions, such as increasing rent, changing payment methods, or imposing new obligations.

What Is the 90-Day Notice Requirement?

Article 14, as amended by Law No. 33 of 2008, provides that if either party wishes to amend any term of the tenancy contract, they must notify the other party at least 90 days before the contract expiry date, unless otherwise agreed.

This includes changes relating to:

• Rent increases
• Number of rental cheques
• Payment methods
• Maintenance obligations
• Additional contractual conditions

Therefore, the 90-day notice primarily concerns amendments to tenancy terms rather than automatic eviction or termination.

Does Failure to Serve Notice Lead to Automatic Renewal?

In many practical situations, yes. If the landlord fails to provide proper notice within the required timeframe and the tenant continues occupying the property without legal objection, the tenancy will generally continue under the same existing terms.

However, each case depends on its facts. A landlord may still object to renewal through formal legal notices or proceedings, which could prevent implied renewal.

Can the Landlord Increase Rent Without Notice?

No. Even if a rent increase is permitted under Dubai’s rental index regulations, the landlord must still provide proper notice at least 90 days before the contract expires.

Additionally, rent increases are regulated by Decree No. 43 of 2013, which determines the maximum allowable increase based on the difference between the current rent and the average market rental value in the area.

Difference Between the 90-Day Notice and Eviction Notice

A common misunderstanding is that a 90-day notice alone is sufficient to evict a tenant. Legally, there is a significant difference between the two.

90-Day Notice

Used for:

• Amending lease conditions
• Adjusting rent
• Changing contractual obligations

12-Month Eviction Notice

Required for legal eviction reasons such as:

• Sale of the property
• Personal use by the owner or first-degree relatives
• Demolition or reconstruction
• Major maintenance work

This notice must generally be served through a notary public or registered mail.

What Happens if the Parties Disagree?

If the landlord and tenant fail to agree on rent or renewal conditions, the dispute may be referred to the Dubai Rental Disputes Center, which has authority to determine fair rent and resolve tenancy disputes according to applicable laws.

Neither party should attempt unlawful actions such as disconnecting utilities or preventing lawful occupancy.

Practical Advice for Landlords and Tenants

For Landlords:

• Send clear written notice before 90 days if amendments are required
• Follow legal eviction procedures carefully
• Keep copies of notices and communications

For Tenants:

• Monitor the contract expiry date early
• Keep copies of rental receipts and correspondence
• Verify whether any legal notice has been properly served