Tenancy contract addendum in Dubai:
what to add, what’s void, how to register
Need terms the standard Dubai contract doesn’t cover? The DLD Unified Tenancy Contract has only five “Additional Terms” lines — everything else goes into an addendum signed by both landlord and tenant and uploaded with the contract to Ejari. Below: the clauses Dubai addenda usually contain and the legal default each one changes, the clauses that are void even if signed, and how to sign and register an addendum so it holds up at the Rental Dispute Centre.
What an addendum is — and where it goes
| Clause 12 of the contract | “Any additional condition will not be considered in case it conflicts with law.” |
| Clause 13 | The Arabic text prevails — use a bilingual addendum or attach a legal translation. |
| Article 4(2), Law 33/2008 | Lease contracts “and any amendments thereto” must be registered — upload the addendum together with the contract when you register Ejari. |
Clauses Dubai addenda usually contain
| Early termination | No default at all: the law gives no right to leave early (Art. 7). Typical clause: 60–90 days’ notice + 1–2 months’ rent. See breaking a lease. |
| Maintenance split | Default: landlord maintains (Art. 16, contract clause 8). Common: tenant pays minor repairs up to AED 500–1,000 per job. The landlord stays liable for defects the tenant didn’t cause (Art. 17). |
| Payment schedule | Default if nothing is agreed: four equal instalments in advance (Art. 12). Write the number of cheques, dates and amounts. |
| Utilities & chiller | Default: tenant pays electricity, water, cooling and gas (clause 4). State it if the landlord covers chiller or service charges. |
| Parking & amenities | Default: rent includes pools, gyms and car parks (Art. 11). Write the number of bays or any extra fee. |
| Subletting | Default: only with the landlord’s written consent (Art. 24). Give consent here if agreed. |
| Pets | No statute — building and community rules apply. Put permission in writing. |
| Furnished inventory | Attach a signed inventory with photos; it is your evidence when the deposit is returned (Arts. 20–21). |
| Renewal notice | Default: 90 days before expiry to change terms (Art. 14 opens “unless otherwise agreed”, so another period can be set — a total waiver is risky). |
Clauses that are void even if both sides sign
| Landlord may end the lease at will | Void — Art. 7: no unilateral termination during the term. |
| Extra eviction grounds, or eviction at expiry without 12 months’ notarised notice | Void — Art. 25 lists the grounds “only”; 12 months’ notice by notary or registered mail. |
| Rent increase above the Decree 43/2013 cap | Unenforceable — caps of 0–20% by how far the rent is below the index. Check it with the rent increase calculator. |
| Landlord may cut AC, water or power | Void — Art. 34 forbids disconnecting services or disturbing the tenant. |
| Lease ends if the property is sold, or on death | Void — Art. 28 (sale) and Art. 27 (heirs) keep the lease alive. |
| Deposit is non-refundable | Conflicts with Art. 20: the deposit, or what remains after repairs, is refunded. |
Sign it properly
- Both landlord and tenant sign every page; if an agent signs for the owner, attach the power of attorney.
- Reference the contract: property, unit, parties and contract period, so the pages can’t be swapped.
- Don’t contradict page 1. Rent, dates and parties belong in the unified contract — the RDC works from the Ejari copy, and a conflicting addendum invites a dispute.
- Make it bilingual or attach a legal Arabic translation — RDC filings must be in Arabic.
Register it with Ejari
Changing terms in the middle of a tenancy
- Rent reduction or new payment schedule — a signed addendum works between you, but because rent appears on the Ejari certificate, the safer route is a fresh registration with the updated contract. DLD publishes no separate “amend Ejari” service.
- Adding or replacing a tenant — needs a new contract and a new Ejari (the old one is cancelled with the landlord’s consent).
- Family members or other occupants — use the Ejari Manage Occupants service instead of an addendum.
Frequently asked questions
What is an addendum to a tenancy contract in Dubai?
Extra pages of terms attached to the DLD Unified Tenancy Contract when the five-line Additional Terms box is not enough. DLD’s note on the form says it must be signed by all parties.
Does a tenancy contract addendum need to be registered with Ejari?
Article 4(2) of Law 33/2008 requires lease contracts and any amendments to be registered, so upload the signed addendum with the contract. An unregistered addendum still binds the parties but is weaker evidence at the RDC.
Can an addendum override Dubai rental law?
No. Clause 12 of the unified contract says any additional condition that conflicts with law is disregarded — for example rent increases above the Decree 43/2013 cap, eviction without 12 months’ notarised notice, or cutting utilities.
What clauses are common in a Dubai tenancy addendum?
Early-termination notice and penalty, the maintenance split (often minor repairs up to AED 500–1,000 by the tenant), cheque schedule, chiller and service charges, parking bays, pets, subletting consent and a furnished inventory.
Does the addendum have to be in Arabic?
The contract’s Arabic text prevails and RDC filings must be in Arabic or legally translated, so a bilingual addendum or a certified translation is the safe choice.
Can rent be changed in the middle of a tenancy contract?
Only if both parties agree. Put it in a signed addendum and, because rent appears on the Ejari certificate, re-register the updated contract.