Your Move-In Checklist for Renting in Dubai

Key Takeaways

• Ejari registration is mandatory and must come before DEWA activation, visa processes, and any legal disputes.
• Always conduct a thorough property inspection before accepting keys. Make sure to document everything with photos.
• Budget beyond the headline rent: security deposit, agency fee, DEWA deposit, and Ejari fees all add up quickly.
• Collect all access items on move-in day: keys, remotes, parking permits, and access cards.
• Update your Emirates ID address and notify banks and employers within 30 days of moving in.

Before Move-In: Documents and Financials

What Documents Do You Need?

When renting in Dubai, keep your paperwork ready in advance to avoid delays. You'll need:

• Valid passport copy (photo and signature pages)
• Emirates ID or proof of application
• UAE residence visa copy
• Proof of income — salary certificate, employment letter, or recent bank statements
• Signed unified tenancy contract
• Post-dated cheques (if paying via the traditional method)

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Understanding the Upfront Costs

The advertised rent is rarely the only cost at move-in. Plan for these from the outset:

Security Deposit

It is 5% of the annual rent for unfurnished properties and 10% for furnished. This is refundable at move-out, provided there are no deductions for damage.

Agency Fee

The agency fee for renting in Dubai is usually 5% of the annual rent, paid by the tenant in most cases. 

Ejari Registration Fee

A nominal administrative charge, typically around AED 220.

DEWA Deposit

AED 2,000 for apartments and AED 4,000 for villas, plus a connection fee of approximately AED 155 or more.

District Cooling Deposit

If your building uses Empower, Emicool, or another chiller provider, expect a separate registration and deposit. 

Always check whether the building uses district cooling before signing a tenancy contract. It adds a fixed monthly cost on top of your DEWA bill.

The Tenancy Contract: What to Review

Before you sign, check the tenancy contract carefully. Key things to confirm:

• Exact annual rent, number of cheques, and payment due dates
• Contract duration (typically 12 months)
• Security deposit amount and refund conditions
• Maintenance responsibilities — who handles what
• Early termination clause and any associated penalties
• Rent increase terms at renewal (must comply with the Smart Rental Index)

Property Inspection and Handover

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Why the Inspection Matters

Your security deposit's fate at move-out depends almost entirely on what you document at move-in. A signed handover report with photos and videos is the difference between a clean deposit refund and a dispute.

The rental handover checklist should be completed with the landlord or agent present before you accept the keys. Both parties should sign it.

What to Inspect

General Condition

• Walls, ceilings, and floors — look for cracks, stains, or signs of mould
• Doors, windows, and all locks
• Light fixtures and electrical outlets
• AC vents and split unit functionality
• Smoke detectors

Kitchen

• Cabinets and drawers — open every one and test the hinges
• Sink, faucet, and water pressure
• All appliances — test the hob, oven, fridge, and dishwasher if included
• Countertop condition

Bathrooms

• Toilet flush and seat condition
• Bathtub or shower — check for cracks, leaks, and grout condition
• All tiles for chips or lifting
• Hot water availability

Balcony and Common Areas

• Balcony surface and railing condition
• Proximity to neighbours and noise levels
• Parking spots — confirm your allocated space

Building Facilities

• Pool, gym, and shared spaces — confirm what's included and what's not
• Lobby security and CCTV

If you spot any issues during the walkthrough, request written confirmation that repairs or deep cleaning will be completed before you move in. Do not accept verbal assurances.

Legal Steps: Ejari and Move-In Permits

Registering Ejari

Ejari registration is a must. You will need it to register for DEWA in Dubai, renew or apply for a UAE residency visa tied to your address, or raise a complaint at the Rental Dispute Centre.

To register, you'll need:

• Signed tenancy contract (unified Ejari template)
• Passport copy and residence visa
• Emirates ID
• Landlord's title deed copy and ID
• DEWA premises number

Registration can be completed via the Dubai REST app, authorised typing centres, or DLD-approved portals. You'll receive a digital Ejari certificate once done — keep it handy, as multiple services will ask for it.

It is not safe to rent without Ejari, as the tenancy contract will have no legal value. So, you can’t file a complaint in case of a rental dispute.

Move-In Permits

Some buildings require move-in and move-out permits. In Emaar and Dubai Properties communities, you will need a move-in permit, particularly in the gated communities. Contact building management ahead of time to find out whether you need:

• A formal move-in permit from the developer or community management
• A service lift booking
• Parking clearance for moving vehicles

Some communities restrict moves to specific days or hours. Confirming this a week before your move-in date prevents last-minute disruptions.

Setting Up Utilities and Services

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DEWA (Electricity and Water)

Register for DEWA on the official website or via the DEWA app. Submit your Ejari certificate, premises number, passport, and Emirates ID. Pay the security deposit and connection fee. Activation takes one to two working days.

District Cooling

If your building uses a chiller provider, register with them separately after Ejari is done. Ask your landlord or building management which provider covers your unit.

Internet and TV

Etisalat (now e&) and du are the main providers. Schedule installation in advance — slots book up quickly during high-demand periods (September to November when many leases start).

Gas

Not all units in Dubai use piped gas, but if yours does, confirm the setup with your landlord before move-in day.

Move-In Day: What to Do

When you pick up the keys, go through this before leaving:

• Collect all keys, remotes, access cards, fobs, and parking permits
• Test the utilities — check lights, AC, water temperature, and internet
• Walk through the property one final time against the signed handover report
• Confirm that any agreed repairs or cleaning have been completed
• Keep receipts for all payments made on the day: deposit, rent, agency fee

If something doesn't match what was agreed, raise it in writing before settling in. Timing matters here: your legal position is strongest before you've fully moved in and accepted the property as-is.

After Move-In: The First 30 Days

Update your Emirates ID address

You can do this through the ICA smart services portal. Schools, banks, and employers typically accept your Ejari certificate as proof of address in the meantime.

Report new defects immediately

Any issues that weren't documented at handover should be reported to the landlord in writing as soon as they appear. Who pays for maintenance when renting in Dubai depends on what's in your contract and whether you flag issues promptly.

Organise your documents

Keep digital and physical copies of your Ejari certificate, tenancy contract, all receipts, and correspondence with your landlord. These become essential if any dispute arises.

Read your building rules

Visitor policies, pet permissions, noise hours, and waste disposal rules vary by community. Knowing them early avoids friction with building management and neighbours.

Frequently Asked Questions

What is the first thing to do when moving into a rental in Dubai?

Register Ejari. Everything else — DEWA activation, residency visa applications, and legal dispute rights — depends on having a valid Ejari certificate in place. Complete Ejari registration as soon as your tenancy contract is signed, before moving anything into the property.

What documents are required to register Ejari in Dubai?

You'll need your signed tenancy contract (on the official unified template), passport copy, UAE residence visa, Emirates ID, and the landlord's title deed and ID. The DEWA premises number for the unit is also required. Registration can be completed via the Dubai REST app or an authorised typing centre.

Can I pay my rent in monthly instalments instead of post-dated cheques?

Yes. Platforms like Keyper's Rent Now, Pay Monthly service allow you to pay rent in 12 monthly instalments via debit or credit card, while your landlord receives the full amount upfront. Eligibility criteria apply, and this arrangement is agreed between you, the landlord, and the platform — it doesn't require the landlord to change their standard payment preference.

Moving into a rental in Dubai is a process with a clear sequence. When you follow it, very little goes wrong. Get your documents ready before you sign, inspect the property before you accept the keys, register Ejari before you activate DEWA, and report any issues in writing before they become disputes. The upfront effort is what protects your deposit, your legal rights, and your peace of mind for the full length of your tenancy.

One more thing worth knowing: if the traditional cheque structure is putting pressure on your cash flow, you don't have to accept it as the only option. Keyper lets you spread your rent across 12 monthly payments using your debit or credit card, while your landlord still gets paid upfront. It's a practical alternative used by thousands of tenants across Dubai and one worth factoring in before you hand over your first cheque.

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