Your move to Dubai comes with a lot of complexities, in terms of visa, accommodation, schooling and more. One of the most important amongst these will be finding the right apartments or villas in Dubai for rent. The whole process can be overwhelming especially since expats are not accustomed to the jargon associated with a tenancy contract in Dubai. One term that keeps cropping up for all real estate related activities in Dubai is ‘EJARI’. For expats unfamiliar with the RERA laws in Dubai, Ejari and its purpose can be confusing. We at Bayut put together this comprehensive guide for you to understand exactly what is Ejari and how to register Ejari in Dubai.
What is Ejari?
Ejari is a government-run program to regulate all tenancy contracts in Dubai. The word ‘Ejari’ literally translates to ‘my rent’ in Arabic.
The Ejari system in Dubai, is a RERA initiative under the provisions of Law No. 26 of 2007. The law states that all rental contracts for properties in Dubai have to be registered online through the Ejari portal, a state-of-the-art system built to protect landlords and tenants in the city. It’s an integral part of renting apartments in Dubai and is mandated to make sure all private rental contracts in Dubai are drafted into a legally binding document structured in a government approved format.
The Ejari tenancy contract acts as evidence of the validity of your tenancy, creating transparency if a dispute should arise. It also officially records the rents agreed on, so landlords cannot indiscriminately increase the rent when it is time to renew your tenancy contract in Dubai.
Once the tenancy contract is logged into the system, you are given a unique Ejari number, which is mandatory for getting your electricity, water, internet and phone connections.
How to Register Ejari?
The responsibility to register Ejari rests with both the tenant and landlord, but in most cases, it is the tenant or the real estate agent who completes the process and takes care of the Ejari fees.
Ejari has also recently introduced a smart app to make the process more efficient for both tenants and landlords.
What is involved in the Ejari registration process?
There are two methods when it comes to the question of how to register Ejari. The registration can be done either offline through one of the approved centres or online through the Ejari portal. Ejari offices are open from Sunday till Thursday from 9:00 am till 5:00 pm (Fri-Sat closed). The Ejari registration fees is AED 215 plus 5% VAT, as of April 2020, if you go to the approved centres and complete the process offline.
How to Register Ejari Online?
To register for Ejari online, you must start by uploading all the scanned copies of the necessary documents.
What are the documents required for Ejari?
Here are all the essential Ejari documents needed to register Ejari online.
- Tenant’s passport
- Tenant’s UAE Visa
- Tenant’s Emirates ID
- Tenancy Contract
- Title deeds of the rented property
- Recent DEWA bill or connection receipt
- Landlord’s passport
- For commercial entities, trade license is also required.
What are the Ejari fees?
After uploading these Ejari documents, proceed to pay the online Ejari fees, which totals to AED 170 (as of April 2020) with an additional charge of 5% VAT.
It generally takes 1-2 working days to process the online application and generate the Ejari number. Once the Ejari registration is complete, you will receive the official Ejari contract, comprised of the main terms and conditions, an attestation acknowledging that your contract is registered with Ejari online and a breakdown of your payment. Find out more about the complete process in Bayut’s guide to register Ejari online.
Every time you sign a new tenancy contract in Dubai, you must also complete an Ejari registration. This is a mandatory requirement, not just by the RERA, but also for several other associated formalities. Here are a few things which mandate an Ejari contract:
- Residence Visas, New Applications and renewals
- Telephone/Television/Internet connection
- Obtaining a Commercial License
- Employing domestic staff
- Acquiring an alcohol licence
- Electricity and water connection
Besides making sure that all rental transactions in the emirate are clear and transparent, there are several other benefits to having the Ejari system in place. As a renter, it can help you do the requisite background check on the landlord and the property by requesting historical data, so you can be more aware of the arrangements you are getting into. There is no room for fraud or tampering of documents by either the landlord or the tenant, which again makes things clear if there is any contention in the future.
The government of Dubai put forward the Ejari initiative in an effort to clamp down on illegal housing and unfair exploitation within the real estate market. Since its introduction, the Ejari system has ensured a smooth relationship between landlords and tenants. It is used for all rental transactions including renewals, cancellations, transfers and terminations as an official record capturing all the essential details.
Frequently Asked Questions about Ejari
Now that we’ve covered what is Ejari, the Ejari registration process and the documents required for Ejari, let’s take a look at some fore FAQ’s.
1. Who is responsible for registering Ejari?
Both the tenants and landlords of a property are responsible for registering Ejari once the tenancy created. It is however usually the agency or the tenants who take care of the registration and bear the associated costs.
2. How often should I renew the Ejari and what is the process to do so?
The Ejari renewal needs to be done every time you renew the tenancy contract, which most cases would be once a year. You can renew and register Ejari online by submitting all the required documents. Bear in mind that according to current RERA regulations, it is not possible to register with Ejari if the previous contracts are not registered already. So if you have missed out on registering an earlier tenancy contract with Ejari you would have to do that first.
3. Is it possible for tenants to access the Ejari online system and register the contract by yourself?
Only landlords, their representatives, property management companies and its employees can register for an Ejari account. If you are a landlord or estate agent registering for the same, you would need to undergo a mandatory 1-day training at RERA. After receiving this training certificate, you would need to visit the Land Department and complete registration for an Ejari account. After completing the training, your account will be activated by RERA and your username and password will be sent to you by e-mail in 2 working days. There is no fee for registering an Ejari account.
4. When should the Ejari be cancelled? What is the procedure for Ejari cancellation?
It is important to cancel the Ejari as soon as your tenant moves out. This is the responsibility of the landlord. As per the RERA law, there should only be one Ejari registration against a property, and if the previous Ejari is not cancelled a new tenant moving in will not be able to register the new Ejari.
In order to cancel it, a landlord needs to go to any of the Ejari offices in Dubai and submit the old Ejari contract copy (of the tenants moving out) and the NOC or cancellation letter.
5. What are the Ejari Cancellation Fees?
The cost for cancelling the Ejari is AED 30, and it is usually done within half an hour of submitting all the necessary documents.
6. Is it possible to get Ejari for a hotel apartment in Dubai?
Yes, it is. As per the authorities, those leasing hotel apartments should submit their tenancy documents at the GDRFA, instead of the Land Department. You should also get a letter from the hotel stating that you are a tenant of a room at the hotel which specifies the annual rent you are going to be paying. The letter should bear the hotel manager’s signature and be stamped with the hotel’s official seal. Apart from this, you will also need to produce your passport and a DEWA bill.
Ejari contact number
If you have any confusion about the what is Ejari, how to register Ejari, the Ejari renewal process or any other information mentioned here, you can contact the authorities at +971-800-4488.
Ejari office Dubai location
There are various centres that can assist you with your how to register Ejari the most popular one being Al Manara Center on Sheikh Zayed Road. You can also check out this complete list of Ejari registration centres if you are specifically searching for an Ejari office location to where you are.
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