Ejari registration in Dubai explained: who must register, the documents you need, how to do it on Dubai REST, typical costs and when to renew or cancel.
Ejari registration in Dubai is the step that turns a signed lease into a tenancy the authorities recognise. Whether you are renting a studio, leasing out a villa or buying a property that already has a tenant in it, the Ejari certificate is the document everything else depends on: utilities, family visas, parking permits and, if things go wrong, your standing at the Rental Dispute Centre. This guide explains who is responsible, what you need, how to register and what to do at renewal and move-out.
What is Ejari?
Ejari is the Dubai Land Department's system for registering tenancy contracts, run through its regulatory arm, RERA. Registration has been mandatory since 2010. A lease that has not been registered is generally not recognised by government bodies, which leaves both the landlord and the tenant without the full protection of Dubai's rental rules.
It applies to whole residential units, such as apartments, villas and townhouses, and to commercial premises such as shops, offices and warehouses. Bed spaces, partitioned rooms and informal room shares are generally not registered on their own unless the landlord holds the necessary approval and the lease sits under one main tenant.
Who is responsible for Ejari registration in Dubai?
Legally, the landlord is responsible for making sure the tenancy contract is registered. In practice, the task is often handed to the tenant or to the managing agent, usually through a clause in the contract or its addendum. The tenant typically pays the fee unless the contract says otherwise. Because this varies from lease to lease, agree in writing who registers and who pays before you sign, so the certificate is not left in limbo after you move in.
One point is often missed: everyone living in the unit should be declared on the Ejari, not only the person named on the contract. This matters most in shared flats and when family members join later.
Documents you will need
- The signed tenancy contract, on the standard unified form.
- The tenant's Emirates ID (or passport details for a new arrival, where the channel allows it).
- The landlord's Emirates ID or passport copy.
- The title deed for the property.
- The DEWA premises number for the unit.
- A valid power of attorney if someone is acting for the landlord or tenant.
For a renewal you will usually also be asked for the previous Ejari certificate or a recent DEWA bill for the same unit.
How to register Ejari online and in person
There are several channels, and most tenants now register digitally:
- Dubai REST app: the DLD's own app, where you choose the Ejari service, enter the contract and property details, upload documents and pay. On many applications the landlord is asked to approve the request from their own account.
- DLD website and the DubaiNow app, which offer Ejari services alongside other government services.
- Real Estate Services Trustee Centres and DLD-approved typing centres, if you prefer to hand over documents in person.
When the documents are complete, the certificate is usually issued quickly, often within a day or two and sometimes on the same day. Delays tend to come from missing landlord approval, an expired power of attorney or details that do not match the title deed.
How much does Ejari cost?
The cost depends on the channel. Gulf News reporting in 2026 puts it at around AED 155 to AED 180 through Dubai REST, depending on whether service fees are counted, and up to about AED 220 through a trustee or typing centre. Private service providers may add their own processing charge on top. The exact total is shown before you pay, so check it there rather than relying on a figure quoted in advance. A landlord should not add charges beyond the official cost unless they were clearly agreed beforehand.
Register the Ejari as soon as the lease is signed. Almost every other step of moving in waits for it.
What happens if a tenancy is not registered
Without an Ejari certificate, a new tenant can quickly find doors closed. Reported problems include:
- DEWA electricity and water connections cannot be activated in the tenant's name.
- Home broadband may not be registered at the address.
- Address updates for Emirates ID and family visa sponsorship can stall.
- RTA resident parking permits require it.
- The tenant may lack standing to bring or answer a claim at the Rental Dispute Centre.
Landlords lose out too: an unregistered lease is harder to enforce, and the Ejari number is what the DLD's rental index service uses when assessing a rent increase. For more on that, see our guide to rent increases in Dubai.
Renewing, updating and cancelling Ejari
Ejari follows the tenancy contract, so it is renewed each time the lease is renewed, typically every year. It should also be updated when key details change, such as the rent, the tenant's name or the occupants.
When a tenancy ends, the registration should be cancelled through Dubai REST or the DLD channels so the unit is free for the next lease. Guides commonly describe the same order: close the DEWA account and settle the final bill first, obtain confirmation from the landlord that the unit has been handed back, then submit the cancellation. Who files the cancellation varies by contract, so confirm it with your landlord before you move out.
Buying a property with a tenant in place
If you are buying a tenanted apartment or villa, the existing lease normally continues with you as the new landlord. Ask to see the current Ejari certificate alongside the tenancy contract before you commit, check that the rent and dates match what the seller has told you, and plan to update the registration after transfer. Our guide to buying a ready property explains how this fits into the transfer process.
Frequently Asked Questions
Yes. Every residential and commercial tenancy contract in Dubai must be registered on Ejari, a requirement in place since 2010. An unregistered lease is generally not recognised by government authorities.
