In Ajman, a landlord may not raise the rent stated in your lease until three full years have passed from the start of the lease or from the last increase. After that, an increase of up to 20% is allowed if the landlord gives you written notice at least two months before the lease ends. These rules are in Article 6 of Amiri Decree No. 2 of 2017 issuing the Real Estate Leasing Law in Ajman, which is still in force. The decree does not set a deposit amount or refund deadline, so your contract and the condition of the property decide most deposit disputes.
Who this guide is for
This guide is for tenants and landlords of property in the Emirate of Ajman facing a rent increase at renewal or a security deposit that is not returned.
It does not explain where or how to file a case; see rent disputes in Ajman: where to file, which covers the Rental Dispute Resolution Centre set up by Ajman Law No. 1 of 2026. For Sharjah, see Sharjah rent increases and deposit refunds.
When can an Ajman landlord raise the rent?
As of October 2026, the Ajman legislation portal lists the 2017 decree as in force and amended. Law No. 1 of 2026 repealed only its articles on the old disputes committee (Articles 15 to 19) and gave that committee's role to the new centre. The rent rules in Article 6 still apply.
| Situation | What the 2017 decree says |
|---|---|
| First three years | No increase until three full years from the start of the lease or the last increase, whichever is later. A tenant who keeps paying stays on the same terms for that period, whether or not a new contract is signed (Article 6(6)) |
| After three years | An increase is allowed if two conditions are met: written notice delivered at least two months before the lease ends, and an increase of no more than 20% of the current rent. If both are met, the tenant cannot object (Article 6(7)) |
| More than 20% | The landlord must ask the disputes body. It needs one full year since the lease began or the last increase, costly improvements or maintenance or evidence of large market or cost rises, and written notice three months before the lease ends (Article 6(8)) |
| Objecting to a higher increase | The tenant may object in writing within 7 days of receiving the notice and must hand a copy to the disputes body. The amount is then decided by the disputes body (Article 6(8)) |
| Breaking the rules | An increase above 20% without meeting Articles 6(6) and 6(7) can lead to a fine of AED 5,000 to AED 20,000 on the landlord (Article 6(9)) |
What counts as notice. The decree defines notice as written notice sent by notary public, registered mail, hand delivery or another method approved by the disputes body. Keep what you receive and note the date.
Automatic renewal. If the lease ends, the tenant stays and keeps paying, and the landlord has made no written demand to vacate, the lease renews for one year on the same terms and at the same rent (Articles 5(2) and 6(4)).
Rent that was too high from the start. If your rent is far above rents agreed for similar units in the same building or area in the three months before your contract, you may ask for it to be cut to the market rent (Article 6(5)).
Pressure tactics are banned. A landlord may not cut electricity, water or other services to force you to leave or accept an increase (Article 7(4)). Amiri Resolution No. 2 of 2026 lists a fine of AED 5,000 to AED 20,000 for acts that limit a tenant's use of the property.
Refusing to sign a new lease. A landlord may seek eviction if a tenant refuses a new lease offered in the last month of the term, unless the refusal is because of an increase that breaks the decree (Article 12(1)(a)). Reply to any renewal offer in writing.
We did not find an official Ajman rental index. The disputes body sets "market rent" by looking at market conditions and the average rent of three similar properties nearby (Article 6(3)).
How do I get my security deposit back?
The 2017 decree has no article on security deposits. The amount, refund timing and deduction rules come from your lease. These articles shape most deposit disputes:
- Condition at handover. The tenant must return the property in its condition at the start, except for normal wear and tear and damage from causes outside the tenant's control (Article 9(2)).
- No check-in report. If you took the property without any record of its condition, the law presumes you received it in good condition unless you prove otherwise (Article 9(2)).
- Damage from negligence. The tenant is liable for loss or damage caused by negligence or misuse (Article 9(1)).
- Bills. Unless the contract says otherwise, the tenant pays for utilities, internet and shared services (Article 9(6)). Unpaid bills are a common reason for deductions.
- Alterations. Changes made without written permission may have to be reversed, or compensated for (Article 10(1)).
If the landlord will not pay, the Rental Dispute Resolution Centre can hear claims to recover a right arising from the lease and can issue payment orders (Law No. 1 of 2026, Article 6). Under Amiri Resolution No. 2 of 2026, a payment order costs 2% of the amount claimed, minimum AED 500 and maximum AED 10,000. A request to inspect a property and record its condition costs AED 500. For a small deposit, that AED 500 minimum makes a clear written demand worth trying first.
Step by step
- Find your dates. Note the lease start, last increase and end dates, and work out the notice points with the legal deadline organiser.
- Check the notice. Was it written, delivered at least two months before the end, and 20% or less?
- Compare the rent. If the landlord wants more than 20%, collect rents for similar units nearby. The rent increase preparation tool can help.
- Reply in writing. Accept, negotiate or object. Object to an increase above 20% within 7 days.
- Keep paying. Article 5(6) says rent stays payable while a case is pending, as long as you occupy the property.
- Prepare for move-out. Repair damage you caused, pay final bills and get clearance certificates.
- Record the handover. Take dated photos, return the keys against a signed receipt and ask for a written inspection.
- Demand the deposit in writing. State the amount, attach evidence and give a deadline. The evidence checklist builder can help.
- File if needed. Our Ajman filing guide explains how to register with the centre.
Documents checklist
- Attested tenancy contract and every renewal
- The landlord's increase notice, with proof of the date you received it
- Your written reply or objection
- Rent receipts, cheques and bank transfers
- Deposit receipt, or the contract clause showing the deposit
- Move-in and move-out photos and videos, with dates
- Final utility bills and clearance certificates
- Key handover receipt and any inspection report
Common mistakes
- Accepting an increase in year one or two. Article 6(6) bars increases for three full years unless a special application succeeds.
- Ignoring a late notice. Notice given less than two months before the end does not meet Article 6(7), so object in writing.
- Stopping rent in protest. Non-payment can give the landlord a separate ground for eviction.
- Leaving without photos. Without a condition record, the law presumes you received the property in good condition.
- Forgetting the final bills. Unpaid utilities are often deducted from the deposit.
- Skipping attestation. Article 4(1) requires attestation within 21 days, and each renewal must be attested again. As of October 2026, the Ajman Municipality and Planning Department lists the fee as 2% of annual rent, minimum AED 400 for expatriates, with citizens exempt.
When to speak to a licensed lawyer
Most increase and deposit disputes can be handled with clear letters and a short claim. Advice helps if a landlord asks for more than 20%, if you face eviction after refusing a new lease, if the deposit is large or the damage is disputed, or if the property is commercial. A lawyer can also explain how the 2026 centre rules apply to your case. The free case check can help you set out the facts first, and CaseDaleel can introduce an independent licensed professional only if you choose.
Frequently asked questions
Can my Ajman landlord increase the rent every year?
No, Article 6(6) of Amiri Decree No. 2 of 2017 bars an increase for three full years from the lease start or the last increase.
What is the maximum rent increase in Ajman?
After three years, up to 20% of the current rent with at least two months' written notice; more than that needs approval from the disputes body.
Is there a rental index in Ajman?
We did not find an official Ajman rental index as of October 2026; disputes use "market rent" set by the disputes body under Article 6(3).
Can my landlord keep my deposit for normal wear and tear?
Article 9(2) excludes normal wear and tear from the tenant's duty to return the property in its original condition, so deductions should be for damage beyond that.
How long does a landlord have to return the deposit in Ajman?
The 2017 decree sets no deadline, so check your lease and send a written demand with a clear date.
Where do I claim my deposit in Ajman?
At the Rental Dispute Resolution Centre, which can hear lease money claims and issue payment orders under Law No. 1 of 2026.
Official sources
- Ajman legislation portal — Amiri Decree No. 2 of 2017 issuing the Real Estate Leasing Law (Arabic PDF)
- Ajman legislation portal — Law No. 1 of 2026 on the Rental Disputes Centre (Arabic PDF)
- Ajman legislation portal — Amiri Resolution No. 2 of 2026 on Rental Disputes Centre fees (Arabic PDF)
- Ajman legislation portal — Legislation search (status of the 2017 decree)
- Ajman Municipality and Planning Department — Authentication of lease contract for residential purposes
General information, not legal advice. CaseDaleel is not a law firm.