Lease renewal in Dubai can be refused by landlords, but only with valid reasons and 12 months’ notice as per tenancy law. Know your rights as a tenant.
Can a landlord refuse the lease renewal in Dubai?
Lease Renewal in Dubai: Can a Landlord Refuse the Lease Renewal?
Dubai’s rental market is governed by clear laws designed to protect both landlords and tenants. One of the most frequently asked questions by tenants is whether a landlord can refuse the lease renewal in Dubai. The answer is: yes, but only under specific legal conditions.
According to the Dubai Tenancy Law (Law No. 26 of 2007 as amended by Law No. 33 of 2008), landlords have limited rights to refuse lease renewal. Generally, if a tenant has met all obligations under the current tenancy contract—such as timely rent payments and maintaining the property—the lease is expected to be renewed.
When Can a Landlord Refuse to Renew a Lease?
A landlord can refuse lease renewal in Dubai under certain legal grounds, which include:
- Owner intends to sell the property
The landlord must provide written notice to the tenant at least 90-days before the end of the contract, through a notary public or registered mail. - Owner intends to use the property for personal use or for a first-degree relative
The same 90-days notice period applies. The landlord must prove they do not own a suitable alternative property for that purpose. - Major renovation or demolition
If the property requires significant structural work or demolition that makes it uninhabitable, the landlord can refuse renewal. Valid documentation and notices must be provided. - Tenant breaches contract terms
If the tenant violates terms such as subletting without permission or causes significant damage, the landlord has the right to terminate or refuse renewal—usually after serving appropriate legal notice.
Tenant Rights and the Role of the Rental Dispute Center
If a tenant believes a landlord has refused lease renewal unfairly or without proper notice, they can file a complaint with the Dubai Rental Dispute Settlement Center (RDSC). This body helps resolve conflicts and ensures that both parties adhere to the law.
Final Thoughts
Lease renewal in Dubai is generally straightforward and favors continuity, especially when tenants have fulfilled their obligations. However, landlords can legally refuse renewal under specific conditions—provided they give proper notice and justification. Tenants are encouraged to understand their rights and review any notices carefully.
Understanding the rules around lease renewal in Dubai helps both landlords and tenants avoid conflicts and ensures fair, transparent rental relationships.
