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Guide

Renting in Dubai

What you pay, what to check before signing, and the rights the law gives you once you have.

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Before you sign

  • Cheques

    Rent is paid by post-dated cheque, usually one to four per year. Fewer cheques generally means a lower rent.

  • Chiller and service charges

    Ask whether cooling is included in the rent or billed separately; in some buildings it is a significant extra.

  • Move-in costs

    Budget for the deposit, the agency fee, Ejari and the DEWA deposit on top of the first cheque.

  • Ejari

    Your contract must be registered on Ejari. Without it you cannot connect DEWA, sponsor a visa or file a dispute.


What it costs to move in

Cost Amount
Security deposit Customarily 5% of the annual rent unfurnished, 10% furnished; refundable at the end
Agency fee Customarily 5% of the annual rent + VAT
Ejari registration AED 177.75 online through the Dubai REST app or a typing centre
DEWA deposit AED 2,000 for an apartment, AED 4,000 for a villa; refundable
Housing fee 5% of the annual rent, added to the DEWA bill in monthly instalments
Building move-in permit Usually free, occasionally a refundable deposit set by the building

The contract

Dubai uses a unified tenancy contract issued by RERA. Read the additional terms, which is where the maintenance split, the number of cheques and any early-termination penalty live. The usual arrangement makes the tenant responsible for minor repairs up to a stated amount, commonly a few hundred dirhams, and the landlord for everything above it. Ask for the landlord’s title deed and Emirates ID copy; the person signing must be the owner or hold a power of attorney.

Your rights during the tenancy

  • The rent cannot change during the contract. At renewal, any increase is limited by the RERA rental index: none if the rent is within 10% of the market average, rising in steps to a maximum of 20%.
  • Any change of terms at renewal needs 90 days written notice before the contract expires. Without it, the contract renews as it is.
  • A landlord who wants the property back to sell or to live in must give 12 months notice through a notary public or by registered post.
  • The deposit must be returned at the end of the tenancy, less the documented cost of damage beyond normal wear. Photograph the unit at move-in and move-out.
  • Disputes go to the Rental Dispute Centre at the Land Department. The filing fee is 3.5% of the annual rent, within a minimum and a maximum.

Moving out

Give the notice your contract requires, usually 60 or 90 days. Clear the final DEWA and chiller bills, return access cards, and hand over against a move-out inspection. The deposit is refunded once the inspection and the final bills are settled.

The process, in order

  1. Budget and shortlist

    Annual rent, number of cheques and whether cooling is included, then a shortlist by community and commute.

  2. Viewings

    Accompanied viewings with the service charge inclusions, parking and building rules checked on the spot.

  3. Offer

    An offer with the cheque schedule and move-in date; the deposit cheque secures the unit once accepted.

  4. Contract

    The RERA unified contract signed, with the additional terms agreed in writing.

  5. Ejari and DEWA

    The contract registered on Ejari, then DEWA connected using the Ejari number.

  6. Move in

    Building move-in permit, keys and access cards, and a photographed inventory on day one.

Frequently asked questions

The questions tenants ask most.

Can the landlord increase the rent at renewal?

Only within the RERA rental index, and only with 90 days written notice before the contract ends. If the current rent is within 10% of the market average for similar units, no increase is allowed at all. The index calculator is on the Dubai REST app.

What is Ejari?

The Land Department system that registers every tenancy contract in Dubai. Registration is compulsory, costs AED 177.75 online, and is needed for DEWA, residency visas, school registration and any rental dispute.

Who pays for repairs?

By default the landlord is responsible for maintenance affecting your use of the property. Most contracts make the tenant responsible for minor repairs up to a stated amount, so check the additional terms before signing.

Can I leave before the contract ends?

Only if the contract allows it, and usually against a penalty of one or two months rent. There is no statutory right to terminate early, so agree an exit clause before signing if you may need one.

What happens if my cheque bounces?

Since 2022 a bounced cheque is a civil matter, but the landlord can enforce it directly through the courts and it is a breach of the contract. Speak to the landlord or agent before the due date if there is a problem.

Can the landlord evict me?

During the contract, only for a breach such as non-payment, and through the Rental Dispute Centre. At the end of a contract, only for the reasons set out in the law, such as sale or own use, and with 12 months notice through a notary or by registered post.

Tell us what you need

Community, budget, move-in date and number of cheques. We will send options that match before you spend a weekend viewing.

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