Renting property in Dubai is one of the most common routes for expats moving to the UAE — and for good reason. The city offers a wide variety of rental options, from affordable studio apartments in JVC to luxury waterfront penthouses in Dubai Marina. But while the process is designed to be transparent and tenant-friendly, it can still feel overwhelming for newcomers who are not familiar with local rules like Ejari registration, RERA rent calculator, and security deposit policies.
Understanding the complete process of renting property in Dubai helps tenants avoid costly mistakes, identify hidden charges, and secure homes that truly fit their needs. Whether you’re a first-time renter or relocating for work, knowing what documents you’ll need, how many cheques to issue, and how to verify agents through RERA can make the experience smooth and stress-free.
In this step-by-step guide, we’ll walk you through every stage — from shortlisting properties and verifying agents to signing your tenancy contract, registering Ejari, setting up DEWA, and understanding tenant rights. By the end, you’ll not only know how to rent in Dubai like a pro, but you’ll also learn the insider tips that most agents don’t tell you.
Let’s begin with Step 1: Researching and Shortlisting Properties.
Step 1 — Research and Shortlist Properties in Dubai
Before signing any lease, your first step in the process of renting property in Dubai is research — understanding where to live, what type of property to rent, and how much you can afford. With over 200 communities spread across the city, choosing the right one can make or break your rental experience.
Understanding Dubai’s Property Types
Dubai offers a wide range of property types tailored to different lifestyles and budgets.
- Apartments – Ideal for young professionals and small families. Found in areas like Downtown Dubai, Business Bay, JLT, and JVC.
- Villas & Townhouses – Perfect for families seeking privacy and space. Popular in Arabian Ranches, Jumeirah Park, and DAMAC Hills.
- Serviced Apartments – Fully furnished, with housekeeping and amenities included — great for short-term stays.
- Studio Apartments – Affordable and convenient for single professionals or students.
When comparing options, decide whether you prefer furnished or unfurnished. Furnished apartments save you setup time but tend to be slightly pricier. Unfurnished units, however, offer flexibility and lower monthly rent.
Choosing the Right Location
Your neighborhood choice directly affects your lifestyle and commute.
Here’s how to pick the right area:
- Proximity to Work & Transport: If you rely on public transport, areas near the Dubai Metro like Business Bay, Al Barsha, or Deira are ideal.
- Budget-Friendly Communities: JVC (Jumeirah Village Circle), Discovery Gardens, and International City offer affordable rents.
- Premium Lifestyle: Downtown Dubai, Dubai Marina, Palm Jumeirah, and City Walk are known for luxury apartments and waterfront views.
- Family-Oriented Areas: Mirdif, Al Barsha, and Dubai Hills Estate provide schools, parks, and community amenities.
You can explore listings on reliable platforms like Bayut, Property Finder, Dubizzle, or even directly through developer portals.
Furnished vs. Unfurnished vs. Chiller-Free
- Furnished Apartments: Include basic furniture, kitchen appliances, and sometimes utilities. Best for short-term tenants.
- Unfurnished Apartments: Usually come with built-in wardrobes and kitchen fittings only. Ideal for long-term residents.
- Chiller-Free Apartments: These exclude district cooling charges — saving you hundreds monthly. Projects by Empower or Emicool often mention this clearly in listings.
When comparing, always check whether bills like DEWA, chiller, and Wi-Fi are included or separate — many first-time renters overlook this.
Quick Tip
Before shortlisting, filter properties that mention RERA-approved listings, chiller-free units, and Ejari-compliant landlords. This ensures you avoid fake or unverified ads and guarantees legal tenancy protection.
Step 2 — Contact a Registered Real Estate Agent in Dubai
Once you’ve shortlisted a few properties, the next essential step in the process of renting property in Dubai is to connect with a RERA-registered real estate agent. Working with licensed agents ensures your deal is transparent, compliant, and free from common rental scams.
Why You Should Work with a RERA-Certified Agent
Dubai’s real estate market is regulated by the Real Estate Regulatory Agency (RERA) under the Dubai Land Department (DLD).
A RERA-certified agent:
- Has completed government-approved training and holds a valid RERA ID card.
- Operates legally under a licensed brokerage.
- Is authorized to draft and submit tenancy agreements, coordinate Ejari registration, and collect agency commissions.
To verify your agent, simply ask for their RERA ID or look them up on the Dubai REST app — it’s quick and transparent.
How to Identify Verified Listings
Not all property listings you find online are real or updated. To ensure authenticity, follow these steps:
- Check the Listing Source: Trusted portals like Bayut, Property Finder, and Dubizzle Verified tag licensed agents and registered companies.
- Look for RERA Permit Number: Each property advertisement must display a Trakheesi number issued by the DLD.
- Cross-Verify Ownership: Ask your agent for a Title Deed copy or landlord passport copy to confirm authorization before signing.
A good agent will never rush you to pay a deposit before viewing the property.
Understanding Agency Commission in Dubai
Agency fees are a standard part of the rental process.
- Typically, the commission is 5% of annual rent or equivalent to one month’s rent, whichever is lower.
- Always ask for a receipt or invoice under the company’s name.
- Payments must be made to the brokerage account, not an individual’s account.
Be cautious of agents demanding “booking deposits” or asking for cash payments before Ejari registration — these are warning signs.
Quick Tip:
Choose an agent who provides a clear rental checklist, including viewing reports, contract templates, and Ejari steps. A proactive agent ensures smoother documentation and faster handover.
Step 3 — Viewing & Shortlisting the Property
After connecting with a RERA-certified agent, it’s time to visit the shortlisted properties in person. Photos and listings can be misleading, so physically inspecting each unit is one of the most important steps in the process of renting property in Dubai.
What to Look for During Property Viewing
When visiting the apartment or villa, pay close attention to:
- Maintenance & Cleanliness: Check for cracks, mold, plumbing leaks, or broken fittings.
- Appliances & Fixtures: Ensure the air-conditioning, stove, lights, and water heater work properly.
- Noise & Ventilation: Assess surrounding noise levels and natural light — crucial for comfort.
- Pest Issues: Look for signs of insects or rodents, especially in older buildings.
- Parking & Access: Confirm if a dedicated parking space is included and whether visitor parking is available.
If it’s a furnished apartment, verify the inventory list (furniture, electronics, utensils) and photograph everything before moving in.
Negotiating the Rent and Payment Terms
Dubai’s rental market allows negotiation — especially if you’re committing to an annual lease or paying fewer cheques. Here’s how to negotiate smartly:
- Market Comparison: Use platforms like RERA Rent Calculator to understand average rental prices in your area.
- Number of Cheques: Fewer cheques (1–2) may get you a discount; more cheques (4–12) give you flexibility.
- Incentives: Ask for perks like free maintenance, free chiller, or minor renovations before move-in.
- Duration: Long-term tenants (2+ years) can often negotiate a lower rate or rent-free period.
Always confirm all negotiated terms in writing before signing anything.
Inspect Shared Facilities & Building Management
In Dubai, community amenities add huge value to your living experience.
Before finalizing, inspect:
- Building security & maintenance team responsiveness
- Gym, pool, lobby, and concierge services
- DEWA and chiller meters (Empower or Emicool)
- Proximity to metro, supermarkets, and schools
Speak to current tenants if possible — they’ll offer honest insights about management and maintenance quality.
Quick Tip:
If you’re renting in a freehold community, check if the Owners’ Association (OA) is active. A well-managed OA ensures better upkeep and faster service responses — something many tenants overlook before signing.
Step 4 — Signing the Tenancy Contract and Paying the Security Deposit
Once you’ve finalized the property, the next step in the process of renting property in Dubai is to sign the tenancy contract — a legally binding agreement that outlines your rights and responsibilities as a tenant. This step formalizes your lease and ensures you’re protected under RERA tenancy laws.
Understanding the Tenancy Contract (Ejari Agreement)
Your tenancy contract is the foundation of your rental relationship. It should clearly state:
- Landlord and Tenant Details – Names, Emirates IDs, and contact information.
- Property Details – Address, unit number, size, and parking information.
- Rent & Payment Terms – Annual rent amount, number of cheques, and due dates.
- Duration – Usually one year, renewable annually.
- Maintenance Clauses – Defines who pays for what (minor repairs vs. major maintenance).
- Notice Periods & Renewal Terms – Typically 90 days before contract expiry.
The contract must comply with RERA Law No. 26 of 2007 and be registered with Ejari, the official online system managed by the Dubai Land Department (DLD).
Paying the Security Deposit and Rent Cheques
Here’s how payments usually work:
- Security Deposit:
- 5% of annual rent for unfurnished properties
- 10% for furnished properties
- Payable upfront via cheque to the landlord.
- 5% of annual rent for unfurnished properties
- Agency Commission:
- Typically 5% of annual rent or one month’s rent (whichever is lower).
- Typically 5% of annual rent or one month’s rent (whichever is lower).
- Post-Dated Rent Cheques:
- Rent in Dubai is often paid in 1 to 4 post-dated cheques (sometimes 6 or 12 for flexible landlords).
- Rent in Dubai is often paid in 1 to 4 post-dated cheques (sometimes 6 or 12 for flexible landlords).
Always ensure cheques are made out to the landlord’s name as per the title deed, not the agent. Ask for receipts for all payments made.
Legal Checklist Before Signing
Before signing, confirm these important details:
✅ The property is free from disputes (ask for a copy of the Title Deed).
✅ The landlord’s ID and ownership details match the contract.
✅ You’ve inspected the property and are satisfied with its condition.
✅ All utilities (DEWA, chiller, gas) are cleared and ready for transfer.
✅ You and the landlord sign each page of the tenancy contract.
Once both parties sign, your agent or landlord must register the agreement through Ejari — making your lease legally recognized.
Quick Tip:
Keep a digital and printed copy of your tenancy contract, rent cheques, and receipts. You’ll need these for DEWA activation, visa renewals, or any future disputes with your landlord.
Step 5 — Registering Ejari & Activating Utilities (DEWA, Chiller, Gas)
Once your tenancy contract is signed, the next crucial step in the process of renting property in Dubai is registering your Ejari and setting up utility connections like DEWA, chiller, and gas. These steps make your tenancy official and ensure a smooth transition into your new home.
What Is Ejari and Why It’s Mandatory
Ejari (Arabic for “My Rent”) is an online registration system managed by the Dubai Land Department (DLD) through the Real Estate Regulatory Agency (RERA). It legally records your tenancy contract and protects both tenant and landlord rights.
Key purposes of Ejari registration:
- Prevents rental fraud and duplicate contracts.
- Enables you to activate DEWA utilities.
- Serves as proof of residence for visa, bank, and government purposes.
- Ensures rent increases follow RERA’s rental index and legal caps.
Without Ejari, you cannot open DEWA, renew your visa, or file a complaint with RERA.
How to Register Ejari (Step-by-Step)
You can register Ejari in two ways — online or through a typing center:
Option 1: Online (Via Dubai REST App or DLD Website)
- Visit dubailand.gov.ae or use the Dubai REST app.
- Upload required documents:
- Tenancy contract (signed)
- Title deed copy
- Emirates ID (tenant + landlord)
- Trade license (if under company)
- Tenancy contract (signed)
- Pay the registration fee (~AED 220).
- Receive your Ejari certificate within 1 working day.
Option 2: Typing Center
Visit any RERA-authorized Ejari typing center with the same documents and payment. You’ll get the Ejari certificate printed instantly.
Setting Up Utilities (DEWA, Chiller & Gas)
1. DEWA Activation
DEWA (Dubai Electricity & Water Authority) powers your electricity and water supply.
- Apply online at dewa.gov.ae.
- Submit: Ejari number, Emirates ID, and tenancy contract.
- Pay refundable deposit: AED 2,000–4,000 depending on property type.
- DEWA is usually activated within 24–48 hours.
2. Chiller (District Cooling)
Cooling is billed separately by providers like Empower, Emicool, or Tabreed.
Check your building management to know your provider and activate your chiller account using:
- Ejari certificate
- Emirates ID
- DEWA account number (for reference)
3. Gas & Internet
For gas, contact your building’s supplier (often Lootah Gas or Emirates Gas).
For Wi-Fi, major options include Du, Etisalat, or Virgin Home Internet — activation takes 1–3 days after Ejari confirmation.
Quick Tip:
Always transfer utility accounts under your own name, not the landlord’s, to avoid future billing or disconnection issues. Keep screenshots or printed copies of all receipts for deposits and setup confirmations.
Step 6 — Moving In & Handover Process
Once your Ejari and utilities are sorted, it’s finally time to move into your new home! But before unpacking those boxes, there’s one more vital step in the process of renting property in Dubai — the handover and inspection. This step ensures transparency between you and the landlord and protects your security deposit later.
The Handover Inspection: What to Check Before Moving In
During handover, the landlord or agent should conduct a move-in inspection with you. This process includes reviewing the property’s condition, appliances, and inventory. Here’s what you should carefully check:
- Walls, Flooring, and Paint: Look for cracks, stains, or chipped areas.
- Doors, Windows, and Locks: Ensure smooth operation and full security.
- Electricals & Plumbing: Test all lights, sockets, switches, and water taps.
- Air Conditioning Units: Make sure they are cooling effectively and serviced recently.
- Appliances (if furnished): Verify that the refrigerator, washing machine, and cooker work properly.
- Furniture (for furnished apartments): Note scratches, stains, or broken items.
Take photos and videos of every corner — especially damages — to avoid future disputes when you vacate.
Creating an Inventory & Condition Report
Ask your agent or landlord for an inventory list (mandatory for furnished properties).
This document should list:
- Every appliance and furniture item in the unit
- The condition of walls, flooring, and fittings
- Meter readings for DEWA and chiller
Both parties should sign this list and keep a copy. This protects you from being charged for pre-existing damages later.
Building Access & Facilities Setup
Before moving in, confirm the following with your building’s management:
- Access Cards / Parking Permits: Collect your car park access and entry cards.
- Move-in Permit: Some Dubai communities (like JLT, Downtown, and Marina) require an official move-in permit from the building management.
- Elevator Booking: For high-rise buildings, reserve a service elevator slot to avoid penalties.
You may also be required to submit your Ejari copy and Emirates ID for move-in approval.
Pro Tip for Expats:
Always get your move-in date in writing from the landlord. This ensures your tenancy officially begins only when the property is ready for occupancy — clean, maintained, and free from pending repairs.
Quick Recap:
At this stage of the process of renting property in Dubai, you’ve:
✅ Signed your tenancy contract
✅ Registered Ejari
✅ Activated utilities
✅ Conducted handover and inspection
Now, all that’s left is settling in and understanding your ongoing responsibilities as a tenant — including renewals, maintenance, and communication with your landlord.
Step 7 — Tenant Responsibilities, Renewals & Rent Increase Rules (RERA Guidelines)
After moving in, your role as a tenant doesn’t end — it evolves. Understanding your rights, responsibilities, and renewal rules is essential to maintaining a smooth and lawful tenancy. Dubai’s real estate market operates under strict RERA (Real Estate Regulatory Agency) guidelines to protect both tenants and landlords.
1. Tenant Responsibilities Under Dubai Law
As per Law No. 26 of 2007, tenants are expected to:
- Maintain the property in good condition and handle minor repairs (like lightbulbs, filters, small leaks).
- Avoid modifications to the structure, walls, or fixtures without the landlord’s written consent.
- Pay rent on time, as per agreed cheques or payment schedule.
- Respect community rules — noise levels, parking allocations, and building guidelines.
- Return the property in the same condition at the end of the lease term (considering fair wear and tear).
Failure to comply can result in deductions from your security deposit or legal notices from the landlord.
2. Tenancy Renewal Process in Dubai
Dubai’s rental laws make renewals relatively simple — but timing is crucial.
- Renewal Notice:
The landlord or tenant must give at least 90 days’ notice before the contract expiry date if they intend to renew, change rent, or terminate. - Ejari Renewal:
Renewing your tenancy means renewing your Ejari too. This can be done online via the Dubai REST app or at any RERA typing center for around AED 220. - Rent Payment:
New rent cheques should be issued for the next lease term, with the updated amount as per RERA’s rental index.
3. Rent Increase Rules (RERA Rent Index)
Rent increases in Dubai are strictly regulated by RERA to prevent overcharging.
- Rent can only be increased if the current rent is significantly below the average market rate in your area.
- The RERA Rental Index Calculator (available on dubailand.gov.ae) determines whether a rent increase is justified.
- The maximum percentage of rent increase is capped, depending on the gap between your rent and the market average (5%, 10%, 15%, or 20%).
- Landlord must give 90 days’ written notice before any rent increase.
This ensures transparency and prevents sudden, unreasonable rent hikes.
4. Termination & Notice Periods
Either party may end the contract with proper notice:
- Tenant Notice: At least 90 days before expiry.
- Landlord Notice: 12 months’ written notice (via registered mail or notary) is required for valid reasons like sale, personal use, or demolition.
If notice isn’t given on time, the tenancy automatically renews under the same terms.
Quick Tip:
Always keep all correspondence — including renewal notices, maintenance requests, and rent negotiations — in writing or email. These serve as legal proof in case of disputes or complaints to RERA’s Rental Dispute Center (RDC).
Step 8 — Ending the Lease, Deposit Refunds & Move-Out Procedures in Dubai
All good tenancies eventually come to an end — whether you’re upgrading, relocating, or leaving the UAE. Knowing how to properly end your lease agreement in Dubai can save you from deposit deductions, legal issues, and unwanted stress. Let’s go through this part of the process of renting property in Dubai step by step.
1. Giving Proper Notice to Terminate the Lease
Dubai law requires both landlords and tenants to respect specific notice periods for non-renewal or early termination.
- Tenants: You must give at least 90 days’ written notice before your tenancy contract ends if you plan to vacate.
- Landlords: They must give 12 months’ written notice, delivered via registered mail or notary public, if they want the tenant to vacate for reasons such as:
- Selling the property
- Moving in themselves or for immediate family use
- Major renovations or demolition
- Selling the property
Failing to provide notice on time often results in automatic contract renewal for another year.
2. Move-Out Inspection & Inventory Check
Before returning the keys, the landlord or property manager will conduct a move-out inspection to compare the current condition of the property with the original inventory list or condition report from the handover.
Here’s what typically happens during the inspection:
- Walls, flooring, and ceilings are checked for damage beyond normal wear and tear.
- Appliances (if furnished) are tested for functionality.
- Furniture, fixtures, and fittings are reviewed for any damages or missing items.
- DEWA and chiller readings are noted to finalize utility settlements.
Tip: Be present during this inspection to clarify any issues and avoid unfair deductions.
3. Security Deposit Refund Process
The security deposit (typically 5% for unfurnished and 10% for furnished units) is refundable once the inspection is complete.
To ensure a smooth refund:
- Clear all utility bills (DEWA, chiller, internet, gas).
- Obtain final bill clearance certificates and submit copies to the landlord.
- Return all keys, access cards, and parking permits.
- Provide your IBAN details for refund transfer.
Landlords may deduct minor repair costs or cleaning fees but cannot withhold the deposit without a valid reason.
If disputes arise, tenants can file a complaint with the RERA Rental Dispute Center (RDC).
4. Cancelling Ejari and Utility Accounts
After vacating:
- Cancel Ejari: Do this through the Dubai REST app or an authorized typing center to officially end your tenancy record.
- Cancel DEWA & Chiller: Submit a disconnection request online; refunds for deposits are usually processed within 7–10 working days.
- Internet and Gas: Return modems and clear pending bills before deactivation.
This ensures no future liabilities under your name.
5. Move-Out Cleaning and Final Touches
Before handing over the keys, it’s smart to deep clean the apartment — including air vents, carpets, and appliances. Professional cleaning receipts help show good faith during the deposit return process.
If you’ve made minor wall holes for paintings or shelves, patch them up. Dubai landlords appreciate tenants who leave properties in “move-in ready” condition — it reflects positively and speeds up refunds.
Quick Recap:
Here’s a summary of the move-out checklist:
✅ Serve 90-day notice
✅ Conduct move-out inspection
✅ Clear DEWA, chiller, and internet bills
✅ Cancel Ejari registration
✅ Submit bank details for deposit refund
By following these steps, tenants can ensure a clean, lawful exit and safeguard their financial rights as part of the process of renting property in Dubai.
Final Section — Key Takeaways, Expert Tips & FAQs on Renting Property in Dubai
By now, you’ve seen that renting a property in Dubai is not just about finding a home — it’s about understanding the system, following the process, and protecting your rights. Whether you’re an expat moving to Dubai for the first time or a seasoned resident shifting neighborhoods, knowing the complete process of renting property in Dubai ensures you make smart, stress-free decisions.
✨ Key Takeaways at a Glance
| Step | Stage | Key Points |
| 1 | Research & Budgeting | Use the RERA Rent Calculator and set realistic rent + bills expectations. |
| 2 | Property Hunting | Choose reputed portals or RERA-certified agents for verified listings. |
| 3 | Documentation | Keep Emirates ID, passport, residence visa, and salary proof ready. |
| 4 | Tenancy Contract | Sign a DLD-compliant contract and clarify payment schedules. |
| 5 | Ejari & Utilities | Register Ejari, activate DEWA, chiller, and internet accounts. |
| 6 | Handover | Inspect and photograph property condition before moving in. |
| 7 | Renewals | Track renewal dates and use RERA’s rent index for any rent hikes. |
| 8 | Move-Out | Serve notice on time, clear dues, and collect your security deposit. |
💡 Expert Tips for First-Time Renters
- Always Verify Agents’ Credentials
Check if your agent is RERA-certified via the Dubai REST App. Avoid dealing with unlicensed brokers. - Understand Chiller & DEWA Billing
Some buildings are “chiller-free,” while others charge through Empower or Emicool. Confirm these costs upfront. - Avoid Cash Payments
Always pay rent by cheques or bank transfers for traceability. Get receipts for every transaction. - Review Building Management
Check how quickly they handle maintenance requests and whether 24/7 support is available. - Check RERA Rent Index Before Renewing
Never agree to a rent increase without confirming it on the RERA Calculator. - Negotiate the Number of Cheques
Some landlords offer better deals for 1-cheque payments, but you can negotiate flexibility with 3–6 cheques for convenience. - Inspect Before Paying Deposit
Visit the unit personally and review everything from lighting to plumbing before handing over your security deposit.
FAQs on Renting Property in Dubai
1. What documents do I need to rent a property in Dubai?
You’ll need your Emirates ID, passport copy, residence visa, salary certificate, and bank statements. If the lease is under a company, a trade license and authorization letter may be required.
2. How do I register Ejari?
Ejari registration can be done online via the Dubai REST app or at any RERA-approved typing center. The landlord or agent usually handles this. It’s mandatory for DEWA activation and legal proof of tenancy.
3. How much security deposit should I pay?
Typically, it’s 5% of annual rent for unfurnished and 10% for furnished properties. Always ensure the amount is stated clearly in your tenancy contract.
4. What is included in a “chiller-free” apartment?
“Chiller-free” means your AC cooling cost is covered by the landlord. However, electricity and water (DEWA) are still your responsibility unless stated otherwise.
5. Can I terminate the lease early?
Yes, but check your tenancy contract clause. Many landlords require two months’ notice and a penalty of one or two months’ rent for early termination.
6. How do I handle disputes with landlords?
You can file a complaint with RERA’s Rental Dispute Center (RDC). Provide all written communication, receipts, and your Ejari as proof.
7. How are rent increases regulated in Dubai?
All rent increases are based on RERA’s official rent index. The landlord must give at least 90 days’ written notice before any rent revision.
8. What happens if my landlord sells the property?
Your tenancy remains valid under the same terms until expiry. The new owner must honor the existing contract unless 12 months’ notice is issued via registered mail.
Final Thoughts
Renting a home in Dubai doesn’t have to be overwhelming. With clear laws, transparent systems like Ejari, and digital platforms for DEWA, rent calculators, and RERA guidelines, the process is more structured than ever.
Whether you’re moving into Business Bay, JVC, or Marina, remember:
📍 Knowledge is your best protection.
Follow the process, read your contract carefully, and always deal with verified professionals.
