What To Know
- Cancelling Ejari After Tenant DepartureOnce the lease ends or a tenant vacates, the landlord (or agent) must cancel the Ejari registration to avoid future disputes or duplicate registrations.
- Paying Rent and Utilities on TimeThe tenant must pay rent and any agreed-upon service or maintenance fees according to the payment schedule outlined in the contract.
- Cancelling DEWA and Returning KeysBefore moving out, tenants should clear all outstanding bills, cancel DEWA and internet accounts, and hand over the keys in the condition stated in the contract.
Understanding Ejari and the Law
The Ejari system, operated by the Dubai Land Department (DLD) under RERA (Real Estate Regulatory Agency), turns private tenancy agreements into legally binding contracts. It ensures that every rental arrangement in Dubai is transparent, traceable, and fair to both parties.
Under Law No. 26 of 2007 (and its amendment, Law No. 33 of 2008), all tenancy contracts in Dubai must be registered through Ejari. This registration protects the rights of both landlords and tenants by defining each side’s obligations and legal recourse in case of disputes.
Why Ejari Registration Matters
Without Ejari, a tenancy contract is not legally recognized in Dubai.
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Tenants cannot activate DEWA or apply for residency visas.
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Landlords cannot file official rent or eviction cases with RERA or the Rental Dispute Center.
Registering the tenancy through Ejari guarantees that both parties are operating within Dubai’s legal framework.
Responsibilities of the Landlord
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Registering the Tenancy Contract
The landlord (or the appointed property manager) must register the lease through the Ejari system. This can be done online via the Dubai REST app or at an OnTime Trustee Center. -
Providing Valid Property Documents
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A copy of the Title Deed or Ownership Certificate.
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A valid Emirates ID or Trade License if the property is owned by a company.
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Maintaining the Property
The landlord must keep the property in a condition that allows normal use throughout the lease term. This includes maintaining the structure, utilities, and safety features unless otherwise stated in the contract. -
Respecting the Tenant’s Privacy
Entry into the property requires reasonable notice and must align with the terms of the tenancy contract. -
Complying With Rent Caps and Notices
Any rent increase must follow RERA’s Rental Index and be communicated with 90 days’ written notice before contract renewal. -
Cancelling Ejari After Tenant Departure
Once the lease ends or a tenant vacates, the landlord (or agent) must cancel the Ejari registration to avoid future disputes or duplicate registrations.
Responsibilities of the Tenant
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Paying Rent and Utilities on Time
The tenant must pay rent and any agreed-upon service or maintenance fees according to the payment schedule outlined in the contract. -
Registering or Verifying Ejari
If the landlord doesn’t complete registration, the tenant can do it directly. The tenant must ensure the Ejari certificate matches the property details and contract duration. -
Maintaining the Property’s Condition
Routine maintenance (like cleaning, replacing light bulbs, or minor repairs) is the tenant’s responsibility. Major repairs remain the landlord’s duty unless specified otherwise. -
Using the Property as Intended
Tenants cannot sublease, modify, or use the property for commercial purposes without the landlord’s written consent and an updated Ejari registration. -
Notifying Landlord Before Leaving
Tenants must provide notice as per the contract (usually 90 days) if they intend not to renew the lease. Failure to do so can result in rent being owed for the notice period. -
Cancelling DEWA and Returning Keys
Before moving out, tenants should clear all outstanding bills, cancel DEWA and internet accounts, and hand over the keys in the condition stated in the contract.
Shared Obligations
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Ejari Renewal: Both landlord and tenant must cooperate to renew Ejari each year once a new lease is signed.
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Dispute Resolution: Any disagreement must first be settled through RERA or the Dubai Rental Dispute Center.
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Legal Compliance: Both parties must follow DLD and RERA guidelines regarding notice periods, maintenance standards, and rent adjustments.
Common Disputes and How to Avoid Them
| Issue | Common Cause | How to Prevent It |
|---|---|---|
| Unregistered tenancy | Landlord or tenant fails to register Ejari | Register immediately after signing the lease |
| Rent increase disputes | No written notice or above RERA cap | Use RERA’s online rental calculator |
| Maintenance disagreements | Unclear contract terms | Define responsibilities clearly in writing |
| Security deposit deductions | Lack of inspection records | Conduct a joint handover with photos and written notes |
| Unauthorized subleasing | Tenant rents to others without consent | Always seek written approval and new Ejari |
Legal Protection Through Ejari
Both parties benefit from Ejari’s digital record:
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Tenants can prove their legal right to occupy the property.
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Landlords can verify payment history and contract validity.
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Authorities can mediate disputes using official data from DLD.
Ejari also links directly to other government systems like DEWA and Dubai Municipality, keeping records consistent across departments.
In Summary
Ejari makes Dubai’s rental market structured and transparent.
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Landlords are responsible for registering, maintaining, and updating tenancy records.
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Tenants are responsible for payments, property care, and compliance with contract terms.
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Both must renew and cancel Ejari as required.
By following Ejari rules, landlords and tenants avoid unnecessary disputes and ensure a smooth tenancy protected by Dubai law.
Suggested Reading
Disclaimer
This article reflects Dubai’s rental regulations and Ejari requirements as verified with Dubai Land Department (DLD) and RERA as of October 2025. Rules, timelines, and procedures may change without prior notice. Always confirm current laws through official DLD and RERA platforms before proceeding.
