Key takeaways
- Law No. 26 of 2007, as amended by Law No. 33 of 2008, requires Dubai leases and their amendments to be registered with RERA.
- DLD lists AED 177.75 to register or renew through the Dubai REST app or DLD website, and AED 220 at a trustee centre.
- The unified tenancy contract says the landlord registers it, but DLD says both parties are responsible; a tenant can also register at a trustee centre.
- To change the terms or rent at renewal, either party must give at least 90 days' notice before expiry, unless agreed otherwise.
- In Dubai, a mainland company's office lease must be registered with Ejari, and DEWA opens your account once Ejari is issued.
What Ejari is and why it matters
Ejari is the online system, developed by RERA and run under the Dubai Land Department (DLD), that records tenancy contracts. Law No. 26 of 2007, as amended by Law No. 33 of 2008, says every lease it covers, and any amendment, must be registered with RERA. The law doesn't cover property an employer gives its staff rent-free.
DLD then issues an e-Contract Registration Certificate, which other services rely on:
- DEWA. Once Ejari is issued, DEWA emails your account number, deposit details and a payment link.
- Family sponsorship. To open a sponsor file, GDRFA Dubai asks for an attested lease issued by Ejari or a DLD ownership document.
- Mainland license. u.ae says the office or warehouse rental agreement must be registered with Ejari in Dubai.
- Disputes. The unified tenancy contract sends disputes to the Rental Dispute Center.
Who registers Ejari and which channel to use
DLD's unified tenancy contract says the landlord undertakes to register it, and u.ae says landlords must register leases with DLD, but DLD's FAQ says both tenant and landlord are responsible. A tenant can also register at a trustee centre.
| Channel | Who can use it |
|---|---|
| Dubai REST app | Tenant and landlord are both individuals, and the owner's data is up to date |
| DLD website (Ejari system) | Licensed property management companies, owners managing their own property, and representatives with a power of attorney |
| Dubai Now app | Owners managing their own property, with a valid Emirates ID and UAE PASS |
| Trustee centre | Property not managed by a real estate company or an owner with Ejari access; the applicant is the tenant or a representative with a power of attorney |
If a property management company manages the unit, it registers the contract through its Ejari access.
Ejari fees and documents
| Fee item | Dubai REST app, DLD website or Dubai Now | Trustee centre |
|---|---|---|
| Tenancy contract registration | AED 100 | AED 100 |
| Knowledge fee | AED 10 | AED 10 |
| Innovation fee | AED 10 | AED 10 |
| Service partner fee | AED 55 plus AED 2.75 VAT | AED 95 plus VAT |
| Total listed by DLD | AED 177.75 | AED 220 |
Renewal uses the same service and fees.
- Dubai REST app: a copy of the unified tenancy contract.
- Trustee centre: the original unified tenancy contract, the applicant's Emirates ID, and a power of attorney if a representative applies (a Dubai one by number; one from another emirate attached).
- Dubai Now: a valid Emirates ID and UAE PASS.
DLD's service page doesn't list separate documents for commercial leases; a company tenant's contract records its trade license number and licensing authority. An older DLD tenancy guide (around 2014) also asked for a trade license copy, so confirm with the trustee centre.
How to register Ejari step by step
- 1. Sign the unified tenancy contract. Agree the period, rent, deposit and payment method; extra terms go in an addendum signed by all parties.
- 2. Pick the channel. Use the table above.
- 3. Prepare the documents for that channel.
- 4. Submit and pay online or at the centre.
- 5. Get the certificate. Online, DLD emails it after approval; trustee centres take about 25 minutes, excluding waiting time.
Global Sky PRO isn't a real estate broker or a trustee centre. We type and check documents and prepare the application; DLD registers the contract.
Key terms in a Dubai tenancy contract
By law, a lease must describe the property and state the purpose, term, rent and payment method, plus the owner's name if the landlord isn't the owner. Terms that conflict with the law aren't valid, and the unified contract's Arabic text prevails.
| Rule | What it says |
|---|---|
| Renewal | If you stay on and the landlord doesn't object, the lease renews on the same terms for its term or one year, whichever is shorter (Art. 6) |
| Changing terms or rent | At least 90 days' notice before expiry, unless agreed otherwise (Art. 14) |
| Rent increases | Within Decree No. 43 of 2013's limits, based on the RERA rental index |
| Security deposit | Refunded at expiry, in full or the balance after maintenance (Art. 20) |
| Subletting | Needs the landlord's prior written consent, unless agreed otherwise (Art. 24) |
| Eviction at expiry | For sale, use by the owner or a first-degree relative, demolition or restoration: 12 months' notice by notary public or registered mail (Art. 25) |
Law No. (4) of 2026, in force since 8 September 2026, regulates shared housing in Dubai: shared housing permits come from Dubai Municipality and other licensing authorities, and DLD manages the electronic shared housing registry.
For rent rises, read rent increase disputes. Disputes go to the Rental Dispute Center; our rental dispute centre page explains how we help prepare case documents. We don't give legal advice.
Ejari for an office lease and a mainland trade license
u.ae says every UAE business needs a physical address, and in Dubai its office or warehouse rental agreement must be registered with Ejari. Dubai Economy and Tourism's new-license service page says the license is issued after the external approvals and the lease registration.
A commercial lease uses the same unified contract, with the company's details. Renew the Ejari when you renew the lease. Free zone companies should check their free zone's own rules; see virtual office in Dubai for flexi desk options.
We handle the mainland paperwork, from initial approval to the lease documents, Ejari application and license. DET and DLD make the decisions. See mainland company formation.
Sources
- Dubai Land Department: Register / Renew Tenancy Contract
- Dubai Land Department: unified tenancy contract
- Dubai Legislation Portal: Law No. (26) of 2007 regulating landlord-tenant relations
- Dubai Legislation Portal: Law No. (33) of 2008 amending Law No. (26) of 2007
- UAE government portal: steps to start a business on the mainland
- UAE government portal: public utilities
- GDRFA Dubai: sponsor file registration (resident)
Official sources checked on 12 November 2026. This guide explains published rules in plain English and is not legal or tax advice. Rules change; we check the current position for your case before you act.