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HOW TO REGISTER YOUR EJARI IN DUBAI

You may not own the house you live in, but that does not mean that you do not have rights. To protect the interests of renters and landlords alike, a slew of laws has been introduced over the years.
Primary amongst those is Ejari, one of the first steps to regulate the process of Dubai real estate lease and management.

What is Ejari?

Ejari, which is Arabic for ‘my rent’ was launched in 2007 by Real Estate Regulatory Agency (RERA) under the provisions of Law No. 26 of 2007. Ejari is a registration system for all tenancy contracts within Dubai. Ejari ensures that all private rental contracts are drafted legally and structured as per a government-approved format and officially records the agreed rental price in order to avoid any potential issues that may arise between landlord and tenant. Additionally, registering Ejari is an important first step in being able to open DEWA accounts for water and electricity.

Why Ejari?

With the registration of tenancy contracts through Ejari, all parties engaged in property lease and management, including licensed companies, companies which own and manage properties, landlords who manage their properties on a personal basis and legal representatives can be connected and empowered to register and issue contracts.

How does Ejari protect tenants?

As the rental price is recorded, Ejari ensures that landlords cannot indiscriminately increase the rent, at the time of renewal. Additionally, it is evidence of the validity of a tenancy contract, clamps down on illegal housing and creates transparency in the event of a dispute.

Is it mandatory to register a contract with Ejari?

Yes.

 

Who is responsible for Ejari registration?

While the law does not specify whether it is the tenant or the landlord’s responsibility to pay the fee, generally the onus is on the tenant or the real estate agent.

 

Is it possible for tenants to access the Ejari online system and register the contract?

No. Only landlords, their representatives, property management companies and their employees can register for an Ejari account. Landlords and real estate agents need to undergo a mandatory one-day training at RERA. Upon receipt of the training certificate, they need to visit the Dubai Land Department and complete the registration process for an Ejari account. The account will then be activated by RERA and the username and password sent via email within 2 working days.

 

Is there a fee for registering an Ejari account?

No.

 

How does one register for Ejari?

Registration can be done through one of the approved centres. Ejari offices are open from Sunday till Thursday from 9:00 am till 5:00 pm. The cost of registration is AED 195 (registration cost of AED 160 and AED 35 service fee for typing services).

 

Can Ejari be done online?

Yes, through the Ejari portal. To register for Ejari online, you must start by uploading all the scanned copies of the necessary documents. These documents should not exceed three megabytes (MB) in size and can be uploaded in jpg, jpeg, gif, pdf, doc and tiff formats.  The online registration fee is more expensive and amounts to AED 585 inclusive of VAT.

 

What are the documents required?

  • Tenancy contract
  • Security deposit receipt
  • Tenant’s Passport (for non-GCC countries nationals)
  • Tenant’s UAE Visa (for non-GCC countries nationals)
  • Tenant’s Emirates ID
  • Copies of the landlord’s passport (if individual)
  • Copy of the title deed of the rented property
  • DEWA Premises Number (or copies of recent DEWA bills/Green bill accepted)
  • DEWA bill and previous Ejari if you are renewing
  • Trade license (in the case of commercial properties)

 

How long does it take to get Ejari?

Once the registration is complete, you will receive the official Ejari contract with all the terms and conditions and a unique Ejari ID within one to two working days. Submit this number to register for your electricity, water, Internet and phone connections.

 

Does one need to register for Ejari upon renewal of the tenancy contract for the same property next year?

Yes, and it can be done online. However, do note that it is not possible to register with Ejari if the previous contracts are not Ejari-ready.

 

Which are the transactions that mandate an Ejari contract?

  • Residence visas, new applications and renewals
  • Electricity, water, telephone/television/Internet connections
  • Procurement of a commercial license
  • Employment of domestic staff
  • Procurement of an alcohol license

 

When should the Ejari be cancelled?

It is the responsibility of the landlord to cancel the Ejari as soon as the tenant moves out, as there can only be one Ejari registration against a property. If the previous Ejari is not cancelled, then the new tenant will not be able to register.

 

What is the procedure for cancellation?

The landlord should visit any of the Ejari offices in Dubai and submit the old Ejari contract and the NOC or cancellation letter. The cost for cancellation is AED 30 and is usually completed within an hour of submitting all the necessary documents.

 

What are the permissible rent increases for a property?

In order to control arbitrary rent hikes, RERA released a new rent decree a few years ago to set a specific band for maximum rent increases by a landlord at the time of lease renewal.
No rent increase will be possible if the rent for the unit is up to 25% below the average rent of a similar property in the same area.

  • If the rent is between and 35 percent less than the average rent of a similar property, the maximum rent increase can be equal to 5 percent of the rental value.
  • If the rental value is between 36 and 45 percent less than the average rent of a similar unit, the maximum rent increase shall be equal to 10 percent of the rental value.
  • If the rent value is between 46 and 55 percent less than the average rental of a similar property, the maximum rent increase can be 15 percent of the rental value.
  • If the rental value is less than 55 percent of the average rent of a similar unit, the maximum rent increase applicable is 20 percent.

 

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