What happens when a lease expires in Dubai
This page is general information, not legal advice. Rules change, so check the official source for your emirate before you act.
In Dubai, an expired lease does not simply end. If the tenant stays and you did not object, the contract renews on the same terms. To change the terms you need 90 days' written notice before expiry. To end the tenancy you need a legal ground and 12 months' notice.
Dubai
- Tenant stays and nobody gave notice: the contract continues on the old terms.
- You want a different rent: you needed to give 90 days' notice before expiry. If you did not, the change waits until the next renewal.
- You want the tenant out: expiry alone is not a ground. You need a legal ground (own or first-degree relative's use, sale, major renovation, demolition) and 12 months' notice served by notary public or registered mail. If you re-let within 2 years after an own-use eviction (residential), the former tenant can claim compensation.
- The tenant leaves without giving notice: they can still be held to the renewed lease, and you may claim rent or compensation for the notice period. Check what your contract says.
A checklist for the end of any lease
- Know the end date and the notice dates.
- Decide whether you are renewing, changing terms, or not renewing.
- If changing terms, send notice before the deadline and keep proof.
- If the tenant is leaving, book a handover inspection, compare it with the move-in condition and handle the deposit as your contract says. The deposit can cover repairs but not be a penalty.
- Update the Ejari registration and your records.
How DOSH helps
DOSH shows every lease with its end date and status so nothing slips past expiry. Reminders run before the date, and tenant documents that expire before the lease ends are flagged.
Frequently asked questions
Does a lease renew automatically in Dubai?
If the tenant stays and no notice was given, the contract renews on the same terms. You still need to renew the Ejari registration.
Can I increase the rent if the tenant stays on?
Only if you gave 90 days' notice before expiry and the increase is within the index bands. Otherwise the increase waits until the next renewal.
Can I ask the tenant to leave when the lease ends?
In Dubai you need a legal ground and 12 months' notice. Expiry alone is not a ground.
When do I return the deposit?
As your lease says. The deposit can cover repairs for damage beyond normal wear and tear. It cannot be used as a penalty.