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A six-month winter stay can be contracted in one of two ways: as a holiday-home stay under the property's Holiday Home permit from DET (Dubai Department of Economy and Tourism, formerly DTCM), or as a tenancy contract registered through Ejari. For a 6-month rental in Dubai, the duration alone does not determine the route. The property's eligibility, the applicable regulatory framework, and the agreement all need to align. The choice sets the paperwork, the costs, and the conditions under which the owner regains possession.
This guide is for owners weighing a winter-long enquiry, perhaps from a professional on a temporary assignment or a household between homes, against nightly letting. It covers each route's paperwork, Ejari fees, the renewal rules, winter pricing, and property preparation.
On the holiday-home route, the property operates under its DET Holiday Home permit, which needs to remain valid for the whole stay. If the apartment is not yet permitted, holiday home licensing covers the eligibility checks, documents, and application that come first.
The Tourism Dirham, which the operator collects from guests per bedroom, per night, applies for up to the first 30 consecutive nights of a stay, so a guest staying longer pays it for the first 30 nights only. Confirm the current position with DET before pricing the stay. The published holiday-home schedule of fines lists charging guests extra for electricity and water as a violation, so six months of utilities belong inside the price. Guest registration and inspections fall under the wider holiday home regulations.
On the tenancy route, the owner and occupant sign a contract under Law No. 26 of 2007, as amended by Law No. 33 of 2008, and register it through Ejari. This guide is not legal advice. Confirm the route with DET, RERA (the Real Estate Regulatory Agency), or a qualified adviser before signing.
Ejari is the online system RERA developed for recording Dubai tenancy contracts, and registration through it is mandatory. Under the amended Article 4, the contract describes the property, purpose, term, rent, and payment method, and the owner's name where the landlord is not the owner. Any later amendment is also registered with RERA.
Confirm the appropriate registration channel and its document requirements before applying. DLD lists conditions for mobile-app registration, including that the tenant and landlord must be individuals and the owner's details must be up to date. Requirements differ for registration through the Ejari system or a trustee centre.
Online, the applicant logs in to Ejari or the Dubai REST app, uploads the documents (for the app, a copy of the Unified Tenancy Contract), and pays. The e-Contract Registration Certificate follows by email after an employee approves it. At a Real Estate Services Trustee Centre, the applicant is the tenant or a representative with an official power of attorney, and brings the original contract and the applicant's Emirates ID.
The fees below are as listed on the Dubai Land Department (DLD) service page, checked on 1 October 2026.
Settle in the contract which party pays the registration fee.
Article 5 of Law No. 26 of 2007 requires the term to be specified. Under Article 6, if the term expires and the tenant stays on without objection by the landlord, the contract is renewed for the same term or for one year, whichever is shorter, on the same terms. For a six-month contract, that is another six months, which can run close to the next peak.
A valid contract cannot be terminated by either party alone during its term (Article 7); it ends by mutual consent or under the provisions of the tenancy law. A wish to return the home to holiday-home use does not by itself provide a statutory ground for eviction. Nightly letting resumes only once the tenant has lawfully vacated, whether voluntarily at the end of the tenancy, through a mutual termination, or following the applicable statutory process.
Article 14, as amended by Law No. 33 of 2008, requires a party wishing to amend the terms to notify the other at least 90 days before expiry, unless the parties agree otherwise. On a six-month contract, that deadline falls about halfway through the term.
Across the Dubai Airbnb market as a whole, occupancy averaged around 78 per cent and ADR (average daily rate) around AED 775 in the peak season from November 2025 to February 2026, according to PriceLabs market data for Dubai, January 2025 to August 2026, read 4 September 2026. The figures describe the market, not one apartment or the next season.
An agreed price for a six-month stay covers both higher- and lower-demand dates within that period. Compare the expected net income with a cautious nightly-letting estimate that allows for vacant nights and the costs of each arrangement. For a fuller comparison, see our full short-term vs long-term rental breakdown before replying to the enquiry.
Winter dates kept for nightly guests need peak-season preparation, from maintenance and photography in September to pricing in October.
A guest staying six months uses the apartment as a residence. Clear the wardrobes, equip the kitchen for daily cooking, and provide a washing machine, a desk, and reliable internet. Before arrival, prepare a dated inventory with photographs for the guest to acknowledge. This provides a record of the property's condition and contents for comparison at departure.
Arrange air-conditioning servicing and other visits with the guest in advance. On the holiday-home route, the DET Holiday Homes User Guide requires a 24-hour maintenance contact, fire safety equipment, a first-aid kit, displayed emergency procedures, and a SIRA-approved smart lock connected to the Keyless system.
First Class Property Management operates across holiday, short-term, and mid-term rentals. A six-month enquiry can therefore be assessed alongside shorter bookings for the same period, taking account of expected income, operating costs, and the dates the owner intends to make available. The appropriate contractual and regulatory route should be confirmed before the stay is agreed.
Can a six-month tenancy be extended if both sides want more time?
Both parties can renew a tenancy contract, and the DLD service that registers tenancy contracts also handles renewals. Start discussions early and follow the applicable notice requirements for proposed changes, unless the parties agree otherwise.
Does a six-month tenancy mean monthly payments?
The number and timing of payments depend on the individual tenancy agreement, not on the length of the stay. Compare the agreed payment dates with the property's expected outgoings, including service charges and scheduled maintenance. Allow for any cash-flow gaps between receipts and bills.
Can the owner use the apartment during a six-month stay?
The occupant has use of the home for the dates of the stay. A tenancy contract binds the landlord to allow the tenant use of the property for its term, and a holiday-home booking gives the guest the home for the booked dates. Plan personal winter use around the stay.
To assess a six-month booking enquiry, discuss property management in Dubai with First Class Property Management.
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