Key Takeaways
- Always verify the landlord's ownership through the title deed before agreeing to anything.
- The contract must use the official Ejari unified template and be registered within 30 days of signing.
- Security deposits are capped at 5% for unfurnished and 10% for furnished properties.
- Rent increases at renewal must follow the RERA Smart Rental Index, with at least 90 days' written notice.
- An unregistered contract gives you limited legal protection in any dispute.
- Document the property's condition with photos and video before you move in.
1. Confirm the Landlord's Ownership
Before anything else, ask for the title deed when renting in Dubai. This document confirms the legal owner of the property and should match the name on the passport or Emirates ID of whoever is signing the contract with you.
If you are dealing with someone who is not the owner, they need a valid Power of Attorney (POA) to act on the owner's behalf. No title deed or POA? Don’t move forward with the process.
This is one of the most common entry points for fraud in Dubai's rental market. Scam listings, impersonators, and unauthorised agents do exist. Verify the broker is RERA-licensed and cross-check the listing on a reputable platform before committing to anything.
2. Inspect the Property Properly
A physical inspection is non-negotiable. Visit the unit during daylight and go through every room. Test the AC, check the plumbing, inspect for cracks, water stains, damaged fittings, and anything that looks worn or broken.
Take photos and videos of everything. Then get the landlord to sign an inventory list or attach your documentation as an addendum to the tenancy contract. This protects both parties at move-out and removes any ambiguity about what was already there when you arrived.
Also, confirm what is included: parking, gym access, pool, and specific appliances. If it is not in the contract, it is not guaranteed.
3. Understand the Rent, Deposit, and Payment Terms
The contract should clearly state:
- The exact annual rent figure
- The number of cheques (1 to 4 is traditional, but monthly payment options are increasingly common)
- Payment due dates and acceptable rent payment methods
- Security deposit amount: 5% of annual rent for unfurnished properties, 10% for furnished
- Conditions for deposit deductions and the refund timeline after move-out
Clarify who pays for DEWA and the internet. Some landlords include utilities in furnished apartments; that’s the main difference between furnished and unfurnished properties.
If you are interested in spreading rent across 12 monthly payments rather than handing over cheques upfront, Keyper's Rent Now, Pay Monthly is worth exploring. Terms and eligibility apply.
Ask about late payment penalties and any admin or maintenance fees charged annually by the building. These are not always listed in the advertised rent.
4. Read the Lease Terms, Renewal, and Exit Clauses
Most tenancies in Dubai run for 12 months. That is straightforward. What trips people up are the renewal and termination clauses.
On renewal
If either party wants to change the terms (including rent), they must give at least 90 days' written notice before the contract expires. If no notice is given, the contract automatically renews under the same conditions. If the landlord refuses to renew the contract, make sure you resolve it via clear communication and mention the clause in the tenancy agreement.
On early exit
Can you leave before the contract ends? What penalties apply? As a tenant, if you want an early termination of a tenancy contract, some contracts specify one to two months' rent as a penalty; others require mutual agreement. If this clause is vague or missing, negotiate it in writing before you sign.
On eviction
Landlords cannot simply ask you to leave. They can only serve the eviction notice in some cases, with a 12-month notarised notice in most cases, such as for owner move-in or sale of the property.
5. Clarify Maintenance Responsibilities
The general rule in Dubai is that landlords handle major structural repairs (AC servicing, plumbing systems, structural issues) while tenants handle day-to-day upkeep and minor wear.
Check the contract to see if this is clearly stated or if specific responsibilities have been shifted to the tenant. Some contracts place AC filter cleaning or pest control on the tenant, for example. Know what you are agreeing to. If your landlord becomes unresponsive about repairs later, you do have legal options.
Also confirm: the landlord cannot enter your unit without your permission, unless the contract includes specific provisions for inspections with advance notice.
6. Ensure Ejari Registration
This one is critical. The contract must use the official unified Ejari template issued by DLD and RERA. Once signed, it must be registered through the Ejari system within approximately 30 days as per the Dubai rental law.
Without Ejari registration, you cannot connect to DEWA, apply for or renew a UAE residency visa tied to the address, or file a complaint at the Rental Dispute Centre. Your contract has no legal standing in a dispute.
Make sure the landlord commits to registering Ejari, or do it yourself through a typing centre, the Dubai REST app, or an authorised portal. Keep your Emirates ID, passport copy, residence visa, the signed contract, title deed copy, and security deposit receipt ready.
7. Know the Rules on Rent Increases
At renewal, your landlord can only increase the rent within the limits set by the Smart Rental Index Calculator, which calculates permissible increases based on how your current rent compares to the market average for your building and community.
If your rent is already within the market range, the landlord may not be entitled to any increase at all. They must give you at least 90 days' written notice before the contract expires, as per the rent increase law. Any increase applied without proper notice or beyond the permitted percentage is illegal.
Red Flags to Watch For
Some warning signs that a deal may not be what it seems:
- The landlord refuses to show the title deed
- No commitment to register Ejari
- Pressure to sign quickly without allowing a proper inspection
- Vague or missing clauses on deposits, termination, or maintenance
- Unusually low rent with unexplained additional fees
- Verbal promises that do not appear anywhere in writing
If anything feels off, it usually is. Always get everything in writing and keep copies of all communications.
Frequently Asked Questions
Is Ejari registration the landlord's responsibility or the tenant's?
Both parties share the obligation, but in practice, landlords or their agents usually handle it. However, tenants can register Ejari themselves if the landlord fails to do so. Either way, it must be done. Without it, neither party has legal protection.
Can a landlord increase rent mid-contract?
No. A landlord cannot change any contract terms, including rent, during the active lease period. Any increase can only be applied at renewal and must follow the RERA Smart Rental Index, with at least 90 days' written notice.
What documents do I need to sign a tenancy contract in Dubai?
You will need your Emirates ID, passport copy, and a valid UAE residence visa (or proof that one is in process). The landlord will need to provide the title deed and their own ID. After signing, both parties need these documents to complete Ejari registration.
Renting in Dubai can be a smooth and well-protected experience when you follow the right process. The laws are structured to protect the rights and responsibilities of tenants and landlords, but those protections only kick in when the contract is properly drafted, documented, and registered.
Take the time to read everything, inspect the property, and confirm Ejari registration before assuming your tenancy is legally secure. If you want a rental experience that handles the paperwork, payments, and compliance side for you, explore how Keyper works for tenants.
