Renting: Ejari, cheques and DEWA
Renting in Dubai works differently from the UK. You pay most of the year up front, register the lease with the government, then connect your utilities.
In 30 seconds
- Expect to pay the first rent cheque, a deposit, an agency fee and a DEWA deposit before you move in
- Register the tenancy on Ejari, Dubai’s tenancy register: you need it for utilities and family visas
- Rent rises at renewal are capped, and your landlord must give 90 days’ notice
Cash on day one
| Payment | Typical amount |
|---|---|
| First rent cheque | A quarter to all of the year’s rent |
| Security deposit | Often 5% of the yearly rent unfurnished, 10% furnished |
| Agency fee | Often 5% plus VAT |
| Ejari registration | AED 177.75 in the app, AED 220 at a centre |
| DEWA deposit | AED 2,000 flat, AED 4,000 villa, refundable |
The moving fund calculator adds these up for you.
Cheques
Landlords usually ask for the year’s rent as 1 to 4 post-dated cheques, each dated for when that payment is due. A cheque that bounces can lead to legal action and a travel ban. Credit, cheques and debts.
Ejari
Ejari is Dubai’s official tenancy register. Every lease must be registered. You need the Ejari number to connect DEWA, get home internet and sponsor your family.
- Register in the Dubai REST app (AED 177.75) or at a typing centre (AED 220)
- You need your tenancy contract and Emirates ID
- Often your agent or landlord does it for you: ask for the certificate
DEWA: electricity and water
DEWA is the Dubai Electricity and Water Authority. Once you have your Ejari number, apply online to connect. You pay a refundable deposit plus a connection fee of AED 125–300 and AED 30 in other fees. Each bill also includes the 5% housing fee, worked out from your rent.
Chiller fees
Many towers use district cooling, billed separately from DEWA by a company such as Empower. There is a usage charge, a capacity charge and set-up fees that can reach about AED 5,000. A “chiller-free” home has cooling included in the rent.
Rent increases
Your landlord can only raise the rent if it is below the average for similar homes, as set by the Dubai Land Department’s Smart Rental Index. They must give 90 days’ written notice.
| Your rent is below average by | Maximum rise |
|---|---|
| 10% or less | None |
| 11–20% | 5% |
| 21–30% | 10% |
| 31–40% | 15% |
| More than 40% | 20% |
Moving in
Photograph every room on the day you move in, including any marks or damage. It protects your deposit when you leave.
What to do next
- Check you have the cash for day one
- Get your Ejari certificate before applying to DEWA
- Photograph the home on move-in day
- Dubai Land Department: Ejari
- DEWA: move-in
- DEWA: slab tariff
- Bayut: the 5% housing fee
- Bayut: Empower district cooling
- Dubai Land Department: Smart Rental Index
- Property Finder: rent increase rules