visaprocessUAE: EJARI (Tenancy Contract Online Registration)-Dubai

Tenancy Contract online registration is mandatory for Trade License new/renewal, Family visa new/renewal and for Municipality related transactions.

EJARI - TENANCY CONTRACT REGISTRATION REQUIREMENTS

Personal
+ Tenancy Contract original signed by both parties
+ Passport Copy+Visa page of Tenant
+ DEWA latest bill or Registration Deposit Bill
+ Mobile number of Tenant
+ Shop/Unit/Villa/Flat Number

Company
+ Tenancy Contract original signed by both parties
+ Trade License copy or Initial Approval & Name Reservation Certificate
+ DEWA latest bill or Registration Deposit Bill
+ Passport Copy of Tenant/License owner/Partner
+ Contact Person's Name and Mobile Number
+ Shop/Unit/Villa/Flat number

Renew Ejari Every Year: You cannot skip a year. Incase you didn't do Ejari last year, you will have to pay that fee at the time of next renewal.

Plot Number should be written on the Tenancy Contract. Otherwise, Title Deed (Land ownership Certificate) or Municipality Affection Plan is required.

+ Registration Fee: Dh215

Ejari Cancellation Required Documents:

+ Passport copy of the previous tenant/emirates ID.
+ Previous Ejari certificate.
+ Previous tenancy contract.
+ Final DEWA bill.
+ Landlord's emirates ID
+ NOC letter from the landlord

Fee: Dh40

+ You can reprint your EJARI Registration Certificate if you know the Certificate number and DEWA Premise number.

Personal: Ejari application will be accepted only from Tenant or PRO (with authorization letter.

Company: Ejari application will be accepted only from Owner/Partner/Manager or PRO (with authorization letter).

What is a rent calculator?
The Land Department of Dubai government has provided the public with a rental calculator on it's website

> It is an index designed and prepared to determine and monitor the rents keeping in mind certain factors such as the location of the property, the size of the apartment and facilities it offers.

> It has been made available for the public for transparency and regulating the rents in Dubai.

What is EJARI?
EJARI means My Rent in Arabic. Ejari is a system that is governed by RERA to make registration of rental / lease agreements easy and accessible to Owners and Real Estate Management Companies of various categories. The Ejari system provides a full portfolio of services beyond registering the initial lease agreement. Renewals, cancellations, transfers and terminations can all be logged.

What is Premises number and where can I get it from?

Premises number is a 9 digit identification code provided for each unit of the building. First three digits (community number) represents the first part of your plot number. Premises number is found on the door of each unit fixed by DEWA.

NOTE: EJARI registration cannot be done if the Tenancy Contract is issued from other emirates (eg. Abu Dhabi, Sharjah, Ajman..etc). In that case, the contract has to be attested from concerned Municipality/Land Department and attach Electricity Bill.

EJARI Office Address:
2nd Floor, Dubai Land Department, Baniyas, Opposite Dubai Chamber, Near Etisalat, Deira, Dubai
Tel. 04-203 0541, 04-203 0542

Ejari Office Timing: 7:30am to 3pm (Sunday - Thursday)

Municipalities in different Emirates

+ Sharjah Municipality
+ Ajman Land and Property Department
+ Abu Dhabi Municipality (Tawtheeq)
+ Al Ain Municipality
+ Fujairah Municipality

Frequently Asked Question

Q: I understand that at the time of renewing a flat, I should pay not more than Dh260 for renewal. The agent at International City asked me for Dh1,000 to Dh1,500 to renew the contract. I stayed for one year and the agent is asking me paint the studio apartment or pay Dh250. I went to the police station whereby I have been told to pay Dh150 for the painting. Is this rule applicable in Dubai?

A: As a general rule, a tenancy contract should be renewed on the same terms and conditions unless the parties to the contract otherwise agree. If the parties do not agree, the increase must be approved by the Rent Committee. A landlord/agent cannot increase the rent or related expenses without obtaining a verdict from the Rent Committee.

Furthermore, on one hand, while the law imposes an obligation upon the landlord to hand over the property in good condition, on the other hand, the law obliges the tenant to take care of the leased property. No person, including the agent or landlord, is allowed to impose a fine or decide the value of damage without obtaining a valid verdict from the Rent Committee. If the condition of the paint is normal and comes under normal wear and tear, it is the landlord's responsibility. Otherwise, it will be your responsibility.

It is worthy to note here that in case of dispute between you and the landlord regarding its condition, the dispute should be referred to the Rent Committee.

If you are not renewing your tenancy contact in Dubai, inform the landlord in writing 90 days prior to the expiry of the contract.

It is the responsibility of the tenant to inform the landlord in writing at least 90 days prior to expiry date of the tenancy contract stating that he is not willing to renew the tenancy contract. Article 13 and Article 14 of the Law No. 33 of 2008 regarding 'Amending some provisions of Law No. 26 of 2007 Regulating Relationship Between Landlords & Tenants in the Emirate of Dubai' (the "Rental Law") states the provisions regarding renewing a tenancy contract.

Article 13 of the Rental Law states that "For the purpose of renewing tenancy contract, landlord and tenant upon expiry of the tenancy contract may amend any of the contract terms or review the rent whether by increase or decrease. If the parties do not reach an agreement regarding this, the Committee may decide fair rent considering the standards referred to in Article No. 9 of this Law."

Further, Article 14 of the aforementioned Law reads: "If either party of tenancy contract wishes to amend any of its conditions pursuant to Article 13 of this law, then he must notify the same to the other party not less than 90 days prior to expiry date, unless both parties agreed otherwise." Therefore the aforementioned clause may be interpreted, as one party shall notify the other party not less than 90 days prior to expiry date of contract regarding non-renewal of tenancy contract. It is evident that you have complied with one month notice if your contract states so. However you have not provided the landlord 90 days' notice.

In case, the landlord refused to refund the security deposit or accept your notice you may consider to approach Rental Dispute Committee at the Land Department of the Emirate of Dubai. Pursuant to the same, the competent forum at the Land Department may take a final call on the dispute between you and your landlord.

Is it allowed to charge for parking seperately?
After the initial three years, my landlord has been increasing the rent (10%) for the past two years. This year also now at renewal time the real estate company has increased the rent by 10 per cent (as per Rera only 5 per cent can be increased this year). Apart from this they are asking us to pay Dh4,000 additionally as car parking charges for every car, even if it's only one car per resident (Total = Increased rent + 4000). Last year they installed new cameras and new parking barriers in the building and charged us Dh2,000 in the name of parking charges.

I would advise that you should first check your tenancy contract if it states parking to be provided by the landlord along with the apartment. If it does say so then you inform the landlord that parking is inclusive in the rent amount and therefore no charges should be levied for parking.

Pursuant to your question, it may be noted that for transparency and regulating the rents in Dubai, the Land Department, Government of Dubai, have made a provision for a rent calculator. This rental calculator is an index designed and prepared to determine and monitor the rents keeping in mind certain factors such as the location of the property, the size of the apartment and facilities it offers. You have mentioned that in accordance with Rera guidelines, the rental increase in respect of your apartment may be effected by up to a maximum of 5 per cent on the existing rent, but your landlord is insisting on a 10 per cent rental increase this year. Pursuant to the same, you may consider to prevail upon your landlord so as not to increase rent by 10 per cent this year, as the RERA guidelines prescribe a maximum benchmark of 5 per cent rental increase for the apartment; if the rental charged is within the range prescribed on the RERA rent calculator. However, should your landlord refuse to accept this, you may consider to approach RERA, and file a complaint against your landlord in respect of the excessive rental increase. Pursuant to the same, the competent forum at RERA may take a final call on the dispute between you and your landlord. (KT)
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