Key takeaways
- Security deposits in Dubai are usually 5% of annual rent for an unfurnished unit and 10% for a furnished one.
- Agency commission is commonly 5% of annual rent plus VAT, and the tenant usually pays it.
- Ejari registration costs about AED 220 and must be done before DEWA can be activated.
- A DEWA deposit starts at AED 2,000 for an apartment and AED 4,000 for a villa.
- Photos taken at move-in are the strongest evidence in a deposit dispute.
What to check before renting a property in Dubai
Renting in Dubai runs through the Dubai Land Department and RERA. Two systems matter most: Ejari, which registers every contract, and the Dubai REST app, for checking agents and listings.
Before you book a viewing
Verify the agent and the listing
Check the agent's RERA licence and the listing's Trakheesi permit on the Dubai REST app. Unlicensed brokers offer no legal protection if something goes wrong. Renting directly from a landlord or through a licensed agent changes who handles the paperwork later.
Confirm who really owns the property
Ask for the title deed and check it against dubailand.gov.ae. A landlord who resists showing it is a warning sign.
Ask about rent, cheques and extra costs
Find out the annual rent, the number of cheques and what is included in the price. Fewer cheques usually mean a better rate. Ask early about the agency fee you are likely to pay, since it is rarely mentioned upfront. District cooling can add a large sum on top of rent, so ask for a recent bill.
What to inspect during the viewing
Bring your phone and photograph every room, including close-ups of any damage. Dated photos are the best protection for your security deposit.
Walls, doors and storage
Look closely at walls, ceilings and floors for cracks, damp patches or peeling paint. Test every door, window and balcony lock. Open each wardrobe to check the hinges.
Cooling, water and power
Dubai's climate makes three systems worth testing: air conditioning, plumbing and electrics. A weak one is expensive to fix once you have moved in.
Air conditioning
Turn the air conditioning on in every room and feel for even cooling. Ask whether it runs on a central chiller or individual units, since district cooling and service charges work differently. Listen for unusual noise, and check the filter if you can reach it.
Plumbing and electrics
Run every tap and shower to check water pressure. Flush toilets and check under sinks for leaks. Test light switches and sockets for exposed wiring.
Other things worth a look
Check the parking allocation and ask for an access card. A clean gym and tidy common areas point to good building management. Many well-run buildings now track repairs with property management software, so ask how maintenance is handled. Look for signs of pests, and ask when the unit was last treated.
What to check before you sign the tenancy contract
The contract should always use the DLD's official Unified Tenancy Contract format.
Contract terms that matter
Confirm the annual rent, payment schedule and contract length, usually one year. Check the notice period for non-renewal, typically 90 days. Ask about early-termination penalties, since these often run to one or two months' rent. For everything else the contract should cover, read each clause before you sign.
Security deposit and agency fee
The security deposit is usually 5% of annual rent for an unfurnished unit, or 10% for a furnished one. It should be fully refundable, minus damage beyond fair wear and tear. How a security deposit is usually split can vary, so ask directly. The agency commission is commonly 5% of rent plus VAT, paid by the tenant.
Upfront costs to plan for
Beyond rent, budget for Ejari registration at about AED 220, a DEWA deposit and possibly a chiller deposit. The housing fee, worth 5% of rent, is paid monthly through DEWA. Total cash due at signing is often far higher than one month's rent. Some tenants prefer Rent Now, Pay Monthly for this reason.
What to do once you have signed
Register your Ejari and switch on DEWA
The landlord is technically responsible for registering your Ejari, but tenants often handle it themselves. Without Ejari, you cannot activate DEWA, renew a visa or file a dispute. Once it is done, use the certificate to switch on your DEWA account.
Complete a proper check-in inspection
Walk the unit again with the landlord or agent and note every defect on a signed form. Photograph everything a second time and keep copies of the contract, the Ejari certificate and every receipt. A full handover checklist is worth working through before you accept the keys.
Red flags to watch for
Never pay a deposit or commission before you have a signed contract and proof of ownership. Be wary of pressure to pay quickly, or reluctance to show the title deed. Active leaks, mould or a broken air conditioner are expensive issues, not small ones. Common rental scams in Dubai often start with exactly these signs.
Disputes go to the Rental Disputes Settlement Centre, not a regular court. You can file a rental dispute once your Ejari is registered. A professionally managed unit, one run on a platform like Keyper, usually means faster repairs and clearer records.
FAQs
How long should a property viewing take in Dubai?
A single viewing usually takes 15 to 30 minutes, but a careful inspection can take longer. Testing air conditioning, taps and switches takes real time, so do not feel rushed. If the agent is pushing you through quickly, ask for a second viewing.
What documents do I need before signing a tenancy contract in Dubai?
You will usually need a passport copy, an Emirates ID or visa page, plus post-dated cheques for the rent. Landlords may also ask for a salary certificate or bank statement. Keep copies of everything you hand over, including the signed contract.
Who pays the agency fee when renting in Dubai?
The tenant usually pays the agency commission, commonly around 5% of the annual rent plus VAT. This sits separate from the security deposit and the first rent cheque. Always confirm the exact percentage with the agent before you commit.
A thorough viewing takes an extra hour, but it can save months of arguing over a deposit. Photograph everything, ask direct questions and read the contract before you sign anything. If you would rather skip the guesswork, a professionally managed unit is often the simpler route. Landlords using Keyper's property management software tend to keep clearer records, which makes the whole process smoother for tenants too.
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