Renting in Dubai: Cheques, Deposits and Ejari Explained

If you have rented in London, Toronto or Mumbai, much of renting in Dubai will feel familiar. A few things will not. Rent is quoted per year, it is paid by cheque, and the contract needs to be registered before you can get the lights switched on. Here is how it all fits together.

Rent is yearly, and the number of cheques matters

Listings show the annual rent, which is how we show it on this site too. You pay it with post-dated cheques written at signing. One cheque for the whole year gets you the best price; four cheques, one every three months, is the most common arrangement; some landlords accept six or twelve, usually for a slightly higher rent. If you are new to the country and your bank account is only a few weeks old, ask your bank how soon it can issue a chequebook.

What you pay at the start

• Security deposit: around 5% of the annual rent for unfurnished homes, 10% for furnished, refundable at the end
• Agency fee: typically 5% of the annual rent plus VAT
• Ejari registration: a small fee, usually handled by your agent
• DEWA connection deposit: about AED 2,000 for an apartment and AED 4,000 for a villa, refundable
• The first rent cheque, often dated on the move-in day

On a AED 120,000 apartment paid in four cheques, expect to hand over around AED 45,000 on signing day once the first cheque, deposit and fees are counted.

Ejari: why it matters

Ejari is the Dubai Land Department's register of tenancy contracts. Registration makes your lease official, and you need the Ejari certificate to connect DEWA, to sponsor family residence visas and for some school applications. Our leasing team registers the contract for you as part of the process. In Abu Dhabi the equivalent system is called Tawtheeq.

Bills you might not expect

Your DEWA bill includes a housing fee of 5% of your annual rent, spread across the year, which is how expatriate residents pay municipality fees. Some buildings also use district cooling, billed separately by the chiller provider. A listing that says "chiller free" means the landlord covers it, which can save several thousand dirhams over a summer.

Renewals and rent increases

Contracts usually run for a year and renew automatically unless either side gives notice. If your landlord wants to change the terms or raise the rent, they must tell you in writing at least 90 days before the contract ends. Increases are limited by the RERA rental index: if your rent is already in line with similar homes nearby, the landlord cannot increase it.

Before you renew, check the RERA calculator for your unit. It takes two minutes and it is the strongest argument you have.

Moving out

Give notice as your contract requires, usually 60 or 90 days. Arrange a joint inspection with the landlord or agent on your last day and agree any deductions from the deposit in writing. Normal wear and tear should not be charged. Keep photos from the day you moved in; they settle most disagreements before they start.

Renting here is straightforward once you know the steps. If you have questions about a particular listing or contract, our leasing desk is happy to read it with you before you sign.

Written by Daniel Okafor

Daniel runs our leasing desk across both emirates. He handles everything from the first viewing to Ejari or Tawtheeq registration, and he is the person to ask about cheque schedules, deposits and what a landlord can and cannot ask for at renewal.