Renting in Dubai - Ejari, DEWA, and What You Need to Know
Renting a property in Dubai: Ejari registration, DEWA setup, security deposits, and your rights as a tenant.
Renting in Dubai is straightforward once you understand the system. Whether you are arriving in the UAE for the first time or moving between areas, this guide covers every step - from finding a property to getting your keys.
How Renting Works in Dubai
Dubai operates on a 12-month lease cycle. Most contracts run for one year, payable in advance via post-dated cheques. The number of cheques varies: one cheque (full year upfront) gets you the best deal, while four cheques is the market standard. Some landlords accept six or twelve cheques, though this often comes at a premium.
All tenancy contracts must be registered with Ejari - Dubai’s official rental registration system. This is not optional. You need an Ejari certificate to set up DEWA (utilities), get a parking permit, and in many cases, to sponsor family visas.
Step-by-Step: Renting a Property
1. Set Your Budget
A common guideline: annual rent should not exceed 30-35% of your gross annual salary. Remember to factor in additional costs beyond rent.
2. Find a Property
Work with a RERA-registered agent or browse listings on Property Finder and Bayut. Always verify the agent’s RERA card number - this is your protection against unlicensed operators.
3. Negotiate and Sign the Tenancy Contract
Once you find a property, you will sign a standardised tenancy contract. Key terms to check:
- Rent amount and payment schedule (number of cheques)
- Security deposit - typically 5% of annual rent for unfurnished, 10% for furnished
- Notice period - usually 90 days before contract expiry for either party
- Maintenance responsibilities - clarify who handles what
4. Register with Ejari
You need:
- Signed tenancy contract
- Landlord’s title deed (your agent should provide this)
- Tenant’s Emirates ID and passport copy
- DEWA premise number
You can register Ejari online through the Dubai REST app or at authorised typing centres. The fee is approximately AED 220.
5. Set Up DEWA (Electricity and Water)
Register with Dubai Electricity and Water Authority:
- AED 2,000 security deposit for apartments (AED 4,000 for villas) - refundable when you move out
- AED 100 activation fee
- You need your Ejari certificate and Emirates ID
- Register online at dewa.gov.ae or through the DEWA app
6. Move In
Get your access cards, parking permits, and register with your building management. Many communities require a move-in deposit (typically AED 2,000-3,000, refundable).
Key Costs Beyond Rent
| Cost | Amount |
|---|---|
| Agent commission | 5% of annual rent |
| Security deposit | 5% (unfurnished) or 10% (furnished) |
| Ejari registration | AED 220 |
| DEWA deposit | AED 2,000 (apartment) / AED 4,000 (villa) |
| Move-in deposit | AED 2,000-3,000 (building-dependent) |
| Chiller/AC | Some buildings charge separately (check before signing) |
Total upfront costs beyond the first cheque typically run AED 10,000-15,000 for an apartment.
Understanding Ejari
Ejari (which means “my rent” in Arabic) is the official tenancy registration system. Why it matters:
- Legal protection - registered contracts are enforceable through the Rental Disputes Centre
- Visa processing - required for family sponsorship applications
- DEWA setup - you cannot activate utilities without it
- School enrolment - many schools require proof of residency via Ejari
Your Ejari must be renewed each time you renew your tenancy contract.
Rent Increases and RERA Calculator
Landlords cannot increase rent arbitrarily. Dubai’s RERA Rental Index determines whether your landlord can raise rent and by how much. The RERA Rent Calculator (available on the Dubai REST app) compares your current rent against the average for similar properties in your area.
If your rent is below the average by a certain threshold, the landlord can increase it - but only within defined bands. If your rent is at or above the market average, they cannot increase it at all.
This protects tenants from sudden spikes. Always check the RERA calculator before accepting a rent increase.
Renewing Your Lease
90 days before your contract expires, either party can give notice of non-renewal or propose new terms. If neither party gives notice, the contract typically auto-renews on the same terms.
If your landlord proposes a rent increase, check the RERA calculator. If the proposed increase exceeds what RERA allows, you have grounds to dispute it through the Rental Disputes Centre (RDC).
Maintenance and Repairs
General rule:
- Landlord responsibility - structural issues, major AC repairs, plumbing infrastructure
- Tenant responsibility - day-to-day maintenance, minor repairs, keeping the property in good condition
Check your tenancy contract for specific terms. If your landlord refuses to handle a major repair, you can file a complaint with the RDC.
Breaking Your Lease Early
Early termination typically involves:
- Paying a penalty (usually 2 months’ rent, though this varies)
- Giving adequate notice (check your contract)
- Forfeiting your security deposit in some cases
Review the early termination clause in your contract before signing. Some landlords are more flexible than others - especially in a softening market.
Tips for First-Time Renters
- Pay in fewer cheques if possible - it gives you negotiating power on total rent
- Inspect the property thoroughly before signing - document any existing damage
- Keep copies of everything - contract, Ejari certificate, DEWA registration, all cheques
- Set calendar reminders for 90 days before expiry to review your renewal options
- Join your building’s community group - most buildings have WhatsApp groups where residents share useful information
Need Help Finding a Rental?
Whether you are new to Dubai or looking to move areas, I can help you find the right property at the right price. I work with tenants across Dubai - from studio apartments in JVC to family villas in Arabian Ranches.
Get in touch on WhatsApp or email me at dave.buckley@paragonproperties.ae.