My Landlord Refuses to Renew My Tenancy Contract in Dubai

Tenant guideDubai residential tenancyReviewed 8 October 2026Approx. 12-minute read

RentFlow Knowledge Center · Tenant Guide

Quick answer

A landlord saying “I will not renew” does not, by itself, settle whether you must leave. The legal position depends on the contract, the parties’ notices, any alleged breach, and whether the landlord relies on a ground for eviction recognised by Dubai law. For post-expiry eviction based on sale, personal or first-degree-family use, demolition/reconstruction, or qualifying restoration, Article 25(2) of Law No. 26 of 2007 as amended requires the relevant ground and at least 12 months’ notice served through a notary public or registered mail. [1]

Act before the contract expires: ask for the landlord’s position in writing, check any proposed rent or term changes, continue meeting your obligations, and preserve evidence that you offered the rent on the correct terms. If the landlord refuses payment, Dubai RDC’s Offer and Deposit service may be relevant. It is a judicial motion and the judge may accept or reject it; it does not itself guarantee a renewed contract, continued occupation, Ejari renewal, or the final result of any later case. If the judge approves the application, the original cheques must be delivered through the RDC-designated collection channel within five working days; otherwise, the RDC portal notice states that the application will be treated as void. [2][3][10]

90-day ruleGenerally applies to proposed changes in tenancy terms, unless agreed otherwise.

12-month noticeApplies to specified post-expiry eviction grounds under Article 25(2).

5 working daysOriginal cheques must be delivered after judicial approval of Offer and Deposit.

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Time-sensitive after judicial approvalOriginal cheques must be delivered through the RDC-designated collection channel within five working days. The current RDC portal notice states that otherwise the application is treated as void.

The rule and the practical response

Category	What it means for you
Verified rule	The amended tenancy law governs changes to renewal terms, rent-setting disputes, registration, and eviction. A refusal to renew is not a substitute for satisfying the applicable eviction provisions.
Practical guidance	Create a dated written record, confirm what you are offering, and avoid missing payment dates while the disagreement continues.
Possible procedure	If rent is refused, Offer and Deposit can place an offer before the RDC judge. A separate rental claim may be needed where the dispute requires a binding decision on renewal, rent, possession, or another substantive right.
Not guaranteed	No application guarantees acceptance, legal protection in every circumstance, Ejari renewal, or a particular judgment.

What Dubai law verifies

Renewal terms and rent

Verified requirement. Article 13 of Law No. 26 of 2007, as replaced by Law No. 33 of 2008, allows the landlord and tenant to amend terms or reconsider rent before expiry. If they cannot agree, the Tribunal may determine fair rent using the Article 9 criteria. Article 14 generally requires at least 90 days’ notice to amend contract terms unless the parties agreed otherwise. [1]

Important distinction. The current amended Article 14 addresses notice of amendments to contract terms. Older summaries sometimes quote the original 2007 wording about a party not wishing to renew. For a current publication, the amended text should control. [1]

Rent increase. The statutory increase bands remain set by Decree No. 43 of 2013 and depend on the approved rental index. Check the current DLD Rental Index for the property and contract details rather than assuming that a requested increase is valid. [4][5]

When occupation continues after expiry

Verified rule. Article 6 of the 2007 Law states that if the contract expires and the tenant remains in the property without objection from the landlord, the contract is renewed for the same term or one year, whichever is shorter, on the same terms. Whether there was an objection—and what the parties did—can be fact-sensitive. [6]

Eviction is a separate legal question

Verified rule. Article 25 distinguishes eviction before expiry for listed breaches or circumstances from eviction upon expiry for four specified grounds. After expiry, the grounds are qualifying demolition/reconstruction, restoration or comprehensive maintenance that cannot be done while occupied, owner or first-degree-relative use subject to the statutory condition, and sale. The landlord must give at least 12 months’ notice stating the reason through a notary public or registered mail. [1]

Practical implication. A text message, email, or call saying only “I will not renew” should not be treated as automatically equivalent to the Article 25(2) notice. Do not ignore it; preserve it and obtain case-specific advice if possession is disputed.

What to do now

Read the current tenancy contract and addenda. Check the expiry date, rent, payment dates, number of instalments, renewal language, notice clauses, and any obligations the landlord says were breached.
Ask for the landlord’s position in writing. Request the reason for non-renewal, the proposed renewal terms, the requested rent, and copies of any formal notice relied upon.
Check the dates. Compare any proposed term change with the contractual notice clause and the 90-day statutory rule, unless the contract validly provides otherwise. Check whether any eviction notice claims an Article 25 ground and how and when it was served.
Check the current DLD Rental Index using the property and contract information. Save a dated copy or screenshot of the result for your records.
Send a clear written renewal proposal. State the term, annual rent, payment schedule, cheque dates, and that you are ready to sign and pay. Do not create ambiguity about the amount or conditions you are offering.
Keep performing the existing contract. Pay on time where payment is accepted; do not withhold rent merely because renewal is disputed. Keep receipts, bank records, returned-cheque evidence, and correspondence.
If payment is refused, assess Offer and Deposit promptly. Prepare the motion and supporting documents according to the current RDC service page. If the dispute goes beyond tendering rent, consider whether a separate RDC claim is needed.
If the judge approves the Offer and Deposit application, arrange delivery of the original cheques through the RDC-designated collection channel within five working days. The current RDC portal notice says that failure to deliver within that period makes the application void. Keep the collection receipt and proof of timely delivery. [10]
Read the decision’s exact wording and comply with every stated direction. If renewal, possession, or Ejari remains contested, obtain advice on the next procedure rather than assuming the motion resolved every issue.

Building a useful evidence file

Practical guidance. The stronger file is usually the one that shows a consistent timeline and a precise offer, not a large collection of unsorted screenshots.

Current Ejari certificate and last signed tenancy contract, including addenda.
Emirates ID and, where relevant, company documents or a valid power of attorney.
A proposed renewal contract matching the terms you say apply.
Copies of the rent cheques or other payment evidence, with the correct payee, amounts, dates, and number of instalments.
Dated emails, messages, letters, delivery records, and any returned or refused payment evidence.
Any rent-increase notice, eviction notice, notary or registered-mail record, and the current Rental Index result.
A one-page chronology listing each important date, communication, payment attempt, and response.

Verified Offer and Deposit documents. The current RDC service page lists an Offer and Deposit motion; identification or corporate documents; the last signed lease; a proposed new lease on the same terms and conditions; copies of the cheques; and correspondence, if any. Documents must be in Arabic or legally translated into Arabic and uploaded in the designated system sections. Always re-check the live service page before filing because requirements and fees can change. [2]

If the landlord refuses the rent

RDC describes Offer and Deposit as a request to the Provisional and Summary Actions Judge for an order to offer rent or keys to the property owner, without prejudice to leasehold rights. The official process allows filing through the RDC website or a Real Estate Services Trustee. The listed outcome is the judge’s decision. [2]

What the official FAQ says. Where a landlord refuses rent, the RDC FAQ directs the tenant to use the prescribed deposit-and-offer procedure. It says that, upon the judge’s acceptance, the tenant is deemed to have fulfilled the rent payment obligation from the date of acceptance. [3]

What that does not establish. The official wording does not say that filing alone protects the tenant, that every motion will be accepted, or that acceptance automatically renews the tenancy, defeats an eviction claim, produces an Ejari certificate, or decides all later disputes. Those questions depend on the decision, the evidence, and any further proceedings.

Five-working-day delivery requirement. The current RDC filing portal displays an operational notice that, after the judge approves an Offer and Deposit application, the original cheques must be delivered through the designated collection company within five working days. If they are not delivered within that period, the notice says the application will be considered void. The notice states that collection of exhibits, including cheques or keys, is handled by Tableeq from 23 December 2025. Follow the live portal instructions and keep proof of handover. [10]

What about Ejari

Verified process. DLD’s Register and Renew Tenancy Contract service requires a tenancy contract and applies channel-specific requirements. The current DLD FAQ says a tenant may initiate registration, but the landlord’s approval is required to complete the process; it also describes a trustee-office route involving an owner NOC. [7][8]

Do not assume the outcome. An Offer and Deposit filing or acceptance should not be described as an automatic Ejari renewal. If the landlord will not sign or approve the renewal, the tenant may need a further RDC order or another case-specific route. Confirm the appropriate procedure with DLD/RDC or a qualified UAE legal professional.

Common mistakes

Relying on calls or verbal assurances without a dated written renewal request.
Treating every “non-renewal” message as a valid eviction notice—or assuming it can safely be ignored.
Offering an unclear rent amount, the wrong number of instalments, incorrect dates, or cheques payable to the wrong person.
Using a proposed renewal contract that does not match the position asserted in the motion.
Missing a rent due date because the parties are arguing about the next contract.
Assuming that submitting Offer and Deposit is the same as judicial acceptance.
Assuming acceptance resolves renewal, possession, eviction, and Ejari automatically.
Missing the five-working-day deadline to deliver the original cheques through the RDC-designated collection channel after judicial approval, causing the application to be treated as void.
Ignoring the delivery instructions shown in the live RDC portal or failing to keep the Tableeq collection receipt and proof of timely handover.
Waiting until the last moment, leaving no time to correct documents or obtain a legal translation.

When a separate RDC case may be needed

Offer and Deposit is a summary motion focused on tendering rent or keys. A substantive dispute may require a rental lawsuit—for example, where a party needs a binding determination of renewal terms, fair rent, the validity or effect of a notice, possession, performance of an obligation, or another contested right. RDC’s published service list separates Offer and Deposit from first-instance rental lawsuits. [9]

The correct claim and requested relief depend on the facts. If the landlord has served an eviction notice, alleges breach, has filed a case, or the tenancy has already expired, consider obtaining advice from a lawyer licensed in the UAE before choosing the procedure.

Frequently asked questions

Can my landlord simply refuse to renew?

A refusal is not the end of the analysis. Review the contract, notices, payment history, and any statutory eviction ground. Dubai law regulates term changes and specifies when eviction may be sought.

Does a landlord need to give 90 days’ notice?

Under amended Article 14, a party wishing to amend a tenancy term generally must notify the other party at least 90 days before expiry unless the parties agreed otherwise. This is not the same rule as the 12-month notice for the Article 25(2) post-expiry eviction grounds.

Is a 12-month notice always required?

No. It applies to the four post-expiry grounds in Article 25(2). Different rules apply to eviction sought before expiry for non-payment, unauthorised subletting, specified breaches, and other listed circumstances.

What if the landlord refuses my cheques?

Keep evidence of the precise offer and refusal. RDC’s official FAQ points tenants to Offer and Deposit, subject to the service requirements and the judge’s decision.

Does filing Offer and Deposit mean I have paid?

The RDC FAQ links deemed fulfilment of the rent obligation to the judge’s acceptance, not merely to filing. The effect in your case depends on the decision and surrounding facts.

Does Offer and Deposit renew the tenancy?

Not automatically. It is a motion to offer rent or keys without prejudice to leasehold rights. Renewal or another substantive dispute may require a separate determination.

What must I do after the judge approves Offer and Deposit?

Deliver the original cheques through the RDC-designated collection channel within five working days after approval. The current portal notice states that the application is treated as void if delivery is not completed within that period. Keep the handover receipt and follow any additional direction in the decision or portal.

Can I renew Ejari without the landlord?

Do not assume that you can. DLD’s current FAQ says a tenant can initiate registration, but landlord approval is required to complete it. The correct path may depend on the contract, applicant type, channel, and any RDC order.

How quickly will RDC decide?

The official service page may state an administrative registration duration, but that is not a guaranteed judicial decision time. Track the file and follow the portal and decision.

Should I stop paying rent while the dispute continues?

Generally, do not deliberately create a payment default. Keep funds available and document timely payment or a precise offer. Seek case-specific advice if you are uncertain how to tender payment.

Do I need a lawyer?

Not every RDC procedure requires representation, but legal advice is sensible where eviction, breach, disputed notices, possession, commercial premises, large sums, or an existing case are involved.

How RentFlow can assist

Not sure what to do next? Start with a case assessment so RentFlow can review where the dispute stands, identify the documents that may be missing, and explain the available preparation and registration support.

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RentFlow can help organise the factual timeline, check document completeness, prepare application materials and Arabic translation requirements, support registration through the appropriate available channel, and explain the post-approval cheque-delivery step. Eligibility and scope are confirmed after document review.

RentFlow does not provide legal advice, legal representation, or a guarantee that a judge, DLD, RDC, Ejari, landlord, or other authority will accept an application or produce a particular outcome.

Editorial disclaimer

This article provides general information about Dubai tenancy procedures as reviewed on 8 October 2026. It is not legal advice and does not create a lawyer-client relationship. Laws, official guidance, service requirements, fees, channels, and procedures can change. Court and administrative outcomes depend on the facts, documents, relief requested, and the competent authority’s decision. Check the current DLD and RDC portals and obtain advice from a UAE-licensed lawyer where your rights, possession, an eviction notice, or litigation are at stake.

My Landlord Refuses to Renew My Tenancy Contract in Dubai — What Should I Do?