Renting in Dubai follows a clear process, but the costs of moving in and the terms of the contract deserve close attention. This guide explains how our leasing desk helps tenants set a budget, find the right home, agree terms, register on Ejari and settle in. Rules change, so we confirm the current position before you sign.
Set a realistic budget
Rent in Dubai is quoted per year and is usually paid by post-dated cheques. The number of cheques is negotiable, and some landlords accept a lower rent in exchange for fewer cheques. Set your budget around the annual figure, then add the costs of moving in, which can be significant when the first payment, deposit and fees fall due together.
Typical upfront costs include a security deposit, commonly 5% of the annual rent for an unfurnished home and 10% for a furnished one, and a leasing commission, commonly 5% of the annual rent plus VAT. Add Ejari registration, utility deposits and moving costs. A municipality housing fee is also usually added to your monthly utility bill.
- Security deposit: commonly 5% unfurnished, 10% furnished
- Leasing commission: commonly 5% of annual rent plus VAT
- Ejari registration and utility connection deposits
- Removals, furnishing and internet set-up
Search with your week in mind
Start with the places that shape your week: work, schools and the routes between them. Journey times in Dubai vary with the time of day, so try the commute at rush hour before you commit. Our leasing desk groups viewings by area to make good use of your time, and points out practical details such as parking, storage and building facilities.
Check that every advertisement carries a DLD permit number, and scan its QR code to confirm the listing is verified. Before you pay anything, ask to see the title deed and the landlord’s identification, or a power of attorney if someone acts on the owner’s behalf. Pay deposits only to a registered brokerage or directly to the verified owner.
Making an offer
When you find a home, we put your offer to the landlord in writing. It covers the annual rent, the number of cheques, the start date and any requests, such as repairs, furniture or a maintenance arrangement. Landlords often weigh the payment terms as heavily as the rent itself, so a clear and complete offer tends to be considered quickly.
Once the landlord accepts, you may be asked for a holding deposit to take the home off the market while the contract is prepared. Ask for a receipt that states whether the amount is refundable and how it will be applied. We confirm the agreed terms by email, so that both sides work from the same record.
Understand the tenancy contract
Tenancies in Dubai use the standard tenancy contract, with any extra terms set out in an addendum signed by both parties. Read the addendum closely. It often covers maintenance responsibilities, pets, subletting, early termination and renewal. Dubai’s rent law sets out the main rights of landlords and tenants, and a contract generally cannot remove the protections that law provides.
Rent increases at renewal are typically governed by the RERA rental index, which compares your rent with similar homes in the area, and changes must be notified in writing in advance. A landlord can usually end a tenancy only on grounds set out in the law and with formal notice. We explain these rules before you sign and confirm the current position.
- Standard tenancy contract plus a signed addendum
- Maintenance, pets, subletting and early termination terms
- Renewal terms and notice requirements
- Rent increases guided by the RERA rental index
Protecting your security deposit
The security deposit protects the landlord against unpaid bills and damage beyond normal wear and tear. It is commonly 5% of the annual rent for an unfurnished home and 10% for a furnished one. The deposit is not a payment towards rent. It is held for the length of the tenancy and returned when you move out, less any agreed deductions.
Protect your deposit from the start. Complete a check-in report with dated photographs of each room, the appliances and any existing marks, and have both sides sign it. Keep receipts for repairs you arrange. At the end of the tenancy, a joint inspection against the check-in report makes the return of the deposit quicker and fairer.
Ejari, utilities and moving in
Register the tenancy contract on Ejari, the official system for recording tenancies in Dubai. Registration is usually handled by the landlord, the tenant or the broker, and it is needed to connect utilities and for many residency and family services. Keep a copy of the Ejari certificate with your contract, as you will be asked for it more than once.
With Ejari in place, open your electricity and water account and pay the connection deposit. Some buildings also need a separate account for district cooling or gas. Ask the building management whether a move-in permit is needed for removals, and book a lift slot if required. Collect keys, access cards and parking permits, and test everything as soon as you arrive.
- Ejari certificate and tenancy contract copies
- Electricity, water and any district cooling accounts
- Building move-in permit and lift booking
- Keys, access cards and parking permits
Questions
How many cheques will I need to pay the rent?
It is negotiable. Some landlords prefer fewer cheques and may accept a lower rent in return, while others are flexible on payment terms. We discuss the options with you before making an offer and agree the schedule in writing with the landlord, so there is no doubt later.
Can my landlord increase the rent at renewal?
A landlord can propose an increase at renewal, but increases are typically governed by the RERA rental index and must be notified in writing in advance. If your rent is already in line with the market, an increase may not be permitted. We check the current index for your home.
Is the leasing commission refundable?
Leasing commission, commonly 5% of the annual rent plus VAT, pays for the brokerage’s work in finding the home, negotiating terms and preparing the contract. It is not usually refundable once the tenancy is signed. Your security deposit is separate and is returned at the end, less agreed deductions.