Dubai-based buyers, tenants, landlords, brokers, developers and owners’ committee members deal with Dubai real estate government authorities at almost every stage of a property’s life cycle. Misunderstanding whether a matter concerns registration (DLD) or regulation (RERA) often leads to delays, additional costs, or non-compliance. EGSH, as a government services centre, helps clients complete these procedures correctly with the right authority from the start.
This guide explains what the Dubai Land Department (DLD) and the Real Estate Regulatory Agency (RERA) do, how they interact, and which body you should contact in common scenarios such as buying property, renting property, advertising property, handling escrow, or resolving service-charge issues in jointly owned properties.
Why Dubai Has Both DLD and RERA
Dubai Land Department, established in 1960, regulates and develops Dubai’s real estate sector. It provides real estate services, plans strategies for the property industry, and handles land registration, leasing frameworks, and investment promotion.
DLD established a specialised structure to separate policy, registration, and operations from licensing and supervision. This structure includes the RERA, Real Estate Development, Real Estate Registration, and Corporate Support sectors. The Dubai Real Estate Institute and Rental Dispute Centre, under DLD, support education, professional standards, and dispute resolution in the market.
RERA acts as DLD’s regulatory arm. DLD creates legislation and manages ownership and rental records. RERA enforces real estate regulation through licensing, inspections, escrow oversight, community governance, and advertising rules. This approach allows DLD to supervise the sector while RERA handles daily regulation.
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Dubai Land Department: Registration, Documentation and Sector Development
DLD is the primary authority for real estate registration in Dubai and is responsible for the official records that prove who owns what, on what terms, and with what value. It also drives sector development through legislation, procedures and initiatives that support a transparent and attractive investment environment.
DLD’s Mandate and Organisational Role
Dubai Land Department regulates and develops Dubai’s real estate sector and provides integrated real estate services for individuals and companies. It is responsible for developing and implementing real estate legislation and regulations in Dubai, including laws governing land registration and leasing, and for improving land registration procedures to strengthen control and monitoring over the sector.
To achieve this, DLD is organised into key sectors. The Real Estate Registration Sector focuses on registration systems, title deeds, valuations and rental documentation. The Real Estate Development Sector addresses development policies and programmes, while the Corporate Support Sector provides internal administrative and technical support. The Real Estate Regulatory Agency (RERA) functions as the regulatory arm within this structure. Supporting entities such as the Dubai Real Estate Institute promote real estate training and knowledge, and the Rental Dispute Centre Dubai provides a dedicated channel for resolving rental-related disputes under DLD’s umbrella.
Real Estate Registration, Title Deeds and Valuation
A core DLD function is the documentation of real estate transactions in Dubai. Through its Real Estate Registration Sector, DLD documents all real estate transactions in the emirate, whether sales, purchases or other changes in rights, and issues real estate ownership documents in Dubai, such as title deeds to owners. These title deeds are the official proof of ownership, and any transfer of property typically results in updated records in DLD’s register.
The DLD Real Estate Registration Sector develops and updates registration systems and procedures to ensure that records remain accurate, secure and up to date. This includes systems for recording new transactions and reflecting changes in ownership or rights over time. The same sector manages real estate valuation Dubai processes for the emirate, providing a structured valuation system that supports fair assessments of property values for transactions, financing and other official purposes.
Leasing, Rental Affairs and Ejari
DLD also plays a central role in the registration of rental contracts across Dubai. Through the Real Estate Registration Sector, it develops and updates systems and procedures for rental affairs, including the DLD Ejari rental system, which documents and registers tenancy contracts. By ensuring that rental transactions are properly recorded, DLD provides clear, verifiable records for landlords and tenants, as well as a basis for resolving rental disputes.
These rental systems form part of DLD’s broader aim of improving land and property registration procedures and enhancing control and monitoring capabilities over the real estate sector. Comprehensive documentation of leases contributes to transparency in the rental market, supports the Rental Dispute Centre's work when disagreements arise, and enables the government to maintain an accurate picture of housing and commercial occupancy across Dubai.
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Real Estate Regulatory Agency: Licensing, Supervision and Market Control
While DLD maintains the core registers and sets the legislative framework, RERA real estate regulation in Dubai focuses on how market participants behave within that framework. RERA is responsible for licensing real estate professionals and companies, supervising key financial safeguards such as escrow accounts, regulating jointly owned properties and owners’ associations, and enforcing rules on marketing, inspections and overall market conduct.
RERA as DLD’s Regulatory Arm and Licensing Authority
The Real Estate Regulatory Agency is a specialised agency within the Dubai Land Department and acts as the regulatory arm of DLD for the real estate sector in Dubai. It is tasked with ensuring that real estate activities comply with applicable laws and regulations and that the sector operates transparently and fairly for all participants.
RERA manages the real estate licensing system across Dubai, including the licensing of real estate service providers such as brokers and property management companies. It also manages the real estate training system and works on spreading real estate knowledge in the Dubai market, complementing DLD’s broader role in real estate investment promotion and sector education. This combination of licensing and training helps ensure that professionals meet competency standards before they participate in the market.
Escrow Accounts and Oversight of Real Estate Development
RERA escrow accounts in Dubai are a key protection mechanism for off-plan and development projects. RERA organises, manages, controls and supervises real estate development escrow accounts, which are trust accounts used to safeguard buyers’ funds and ensure they are used only for the specific project for which they were paid. By supervising these accounts, RERA helps reduce project risk and promote confidence in off-plan investments.
Beyond escrow, RERA organises ongoing field visits to new real estate development projects in Dubai. During these visits, it assesses the quality of facilities and services and ensures that developers meet building and service requirements, including appropriate common-area standards.
RERA also signs memoranda of understanding and cooperation agreements with other government and private entities to enhance monitoring of real estate facilities, provide trust account services for jointly owned properties and strengthen confidence and safety in the real estate investment environment.
Jointly Owned Property, Owners’ Associations and Mollak
Jointly owned property management in Dubai is another core RERA responsibility. RERA sets the standards, principles, and conditions that regulate owners’ associations and jointly owned property management companies in Dubai. It ensures the preparation and maintenance of the private register of jointly owned properties and their common areas, providing a structured framework for the governance of residential and commercial communities.
RERA operates the Mollak system, an integrated platform that regulates and monitors accounts for service charges for jointly owned properties and supports all parties involved in their management. Through the Mollak system, RERA issues electronic service charge approvals and requires RERA-registered property management companies to upload financial statements and maintenance and service contracts for common areas.
This allows RERA Mollak service charges to be reviewed and approved transparently. RERA registers and oversees owners’ committees in Dubai, audits the operations of owners’ associations and addresses investors’ inquiries and grievances related to owners’ committees and related institutions. It also works with JOP management companies on initiatives such as the “Tayseer” initiative, which facilitates payment of outstanding service fees by unit owners through flexible payment plans.
Advertising Rules, Market Transparency and Inspections
RERA develops and manages the real estate control and inspection system in Dubai, including inspection and monitoring of real estate facilities licensed by RERA, to ensure compliance with applicable laws and regulations. This regulatory framework allows RERA to investigate potential breaches, take corrective action and uphold standards across the sector.
A key part of the RERA real estate regulation in Dubai is the control of marketing activities. RERA regulates real estate marketing by requiring a written Real Estate Marketing Agreement, commonly known as the RERA Form A marketing agreement, between property owners and real estate brokers as a condition for issuing advertising permits.
Under RERA rules, real estate advertisements in Dubai must be supported by an approved Form A and a permit issued via DLD’s electronic real estate advertising permits system before a property can be marketed for sale or lease. DLD, through RERA’s Real Estate Control Department, also operates an AI-powered real estate advertising governance platform that monitors real estate advertisements on major portals to enhance transparency and credibility in the market.
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DLD vs RERA in Practice: Who Handles What?
In practical terms, DLD and RERA divide responsibilities between official records and regulatory oversight. DLD, particularly its Real Estate Registration Sector, handles the registration, documentation, and issuance of official real estate and rental records, including title deeds, registration systems, and rental databases. RERA handles licensing, supervision, control, marketing rules, escrow and service-charge governance, and the frameworks for owners’ associations and jointly owned properties.
For users, this means that matters involving the creation, update or verification of official ownership or rental documents typically sit with DLD, while issues involving how professionals operate, how funds are protected, how communities are managed and how properties are marketed normally fall under RERA. The table below summarises the main areas of responsibility.
| Issue / Function | DLD (incl. Real Estate Registration Sector) | RERA |
|---|---|---|
| Property sales and purchases | Registers real estate transactions and issues DLD title deed Dubai documents | Licences brokers and developers involved; oversees development escrow for applicable projects |
| Ownership records and title changes | Maintains official real estate ownership register and documentation | – |
| Real estate valuation and assessments | Manages the real estate valuation system for properties in the emirate | – |
| Leasing and rental documentation (Ejari, etc.) | Develops and manages rental systems, including Ejari; documents rental transactions | Supervises licensed property managers and brokers involved in leasing |
| Real estate legislation and sector strategy | Develops real estate legislation and regulations; plans sector strategy | Implements and enforces regulations through licensing and control systems |
| Licensing of real estate service providers | – | Administers real estate licensing system Dubai-wide |
| Escrow accounts for real estate development | – | Organises, manages and supervises real estate development escrow accounts |
| Owners’ associations and jointly owned properties | Maintains underlying property and plot records | Sets standards for owners’ associations, manages JOP register, oversees owners’ committees |
| Service charges and community accounts | – | Regulates service charges via Mollak system, approves budgets and monitors accounts |
| Real estate advertising and marketing permits | Hosts electronic permit system | Sets advertising rules, requires Form A, operates AI advertising governance platform |
| Market inspection and regulatory control | – | Conducts inspections and monitoring of licensed real estate facilities |
Understanding this division helps you decide where to direct your query and which systems or requirements apply to your situation, whether you are completing a property transfer, registering a lease, planning advertising, or raising a concern about community service charges.
Real-Life Scenarios: Which Authority Should You Approach?
Real estate users rarely think in terms of “registration vs regulation”; they think in terms of buying, renting, managing or investing. The following scenarios translate the DLD and RERA roles into practical situations.
Buying or Selling a Property
When you buy or sell a property, the core requirement is to record the transaction and obtain the new ownership documentation. DLD real estate registration in Dubai, through the Real Estate Registration Sector, documents transfers and issues or updates title deeds and ownership records. This ensures that the change of ownership is reflected in the emirate’s official register.
At the same time, the professionals involved must operate within RERA’s licensing and regulatory framework. Developers and real estate brokers must hold valid RERA licences, and for off-plan projects, buyers’ funds are safeguarded in RERA-regulated escrow accounts. This structure means DLD provides legal certainty regarding ownership, while RERA ensures that the intermediaries and financial flows associated with the transaction are properly controlled.
Leasing a Property and Managing Rental Affairs
For residential or commercial leasing, DLD is responsible for the systems that document rental contracts. Through the Real Estate Registration Sector, DLD develops and maintains rental systems such as Ejari and ensures that rental transactions are recorded accurately for landlords and tenants. This creates an official database of tenancies, which supports the enforcement of rights and obligations under Dubai’s tenancy law framework.
When rental disputes occur or one party alleges non-compliance, users interact with entities under DLD’s umbrella, such as the Rental Dispute Centre, to follow formal resolution procedures. In parallel, RERA focuses on supervising the licensed brokers and property management companies that arrange or manage leases, ensuring they comply with regulatory requirements when dealing with landlords, tenants, and rent collection.
Service Charges, Common Areas and Owners’ Committees
If you have concerns relating to service charges, common areas, or the management of your building or community, the relevant authority is RERA. RERA regulates owners’ associations and jointly owned property management companies in Dubai, operates the Mollak platform to monitor service charge accounts and issues approvals for budgets and charges.
RERA also registers and oversees owners’ committees, audits their operations and addresses investor grievances regarding committee performance or service-charge practices.
Accurate property registration with DLD underpins this system, as joint ownership structures and common-area definitions depend on the underlying records in DLD’s register. RERA then layers governance and financial oversight on top of those records, ensuring that service charges are transparent, justified by financial statements and maintenance contracts, and approved through the Mollak system before collection from owners.
FAQ
What is the difference between DLD and RERA in Dubai?
The DLD is the main government department responsible for regulating and developing the real estate sector, documenting all real estate transactions, issuing ownership documents such as title deeds, and managing valuation and rental systems. The RERA is a specialised agency within DLD that serves as its regulatory arm, handling the licensing of real estate service providers, supervising escrow accounts, regulating owners’ associations and jointly owned property, controlling service charges via Mollak, and enforcing advertising and inspection rules.
Which authority issues title deeds in Dubai?
The authority that issues title deeds in Dubai is the Dubai Land Department's Real Estate Registration Sector, which documents real estate transactions and maintains the official ownership register. When a property is bought, sold or otherwise transferred, the transaction is recorded with DLD and a new or updated title deed is issued to reflect the change. RERA does not issue title deeds; its role in such transactions is to ensure that brokers, developers, and other intermediaries are properly licensed and that any required escrow arrangements comply with the regulations.
Who registers property transactions in Dubai – DLD or RERA?
Property transactions, such as sales and purchases, are registered with the DLD real estate registration systems, operated by the Real Estate Registration Sector, which is responsible for ensuring accurate documentation and updating ownership records. RERA does not run the registration systems but oversees the licensing and conduct of the professionals involved in these transactions, including brokers and developers, and supervises related elements such as escrow accounts for development projects.
Who licenses real estate brokers in Dubai – DLD or RERA?
Licensing of real estate brokers and other real estate service providers in Dubai falls under the RERA licensing Dubai functions. RERA manages the real estate licensing system, sets the standards for who can operate as a broker or property manager and links licensing to mandatory training and knowledge requirements. DLD supports this framework at the departmental level but does not itself issue broker licences; instead, it focuses on the legal framework, registration systems and sector development.
Who regulates real estate advertisements and Form A in Dubai?
Regulation of real estate advertisements in Dubai is handled by RERA, which requires a written Real Estate Marketing Agreement, known as Form A, between the property owner and the broker before a property can be marketed. Under RERA rules, each advertisement must be supported by an approved Form A and a permit issued through DLD’s electronic permit system, and DLD, through RERA’s Real Estate Control Department, uses an AI-powered advertising governance platform to monitor major portals and enhance transparency and credibility.
Who oversees service charges and owners’ committees in Dubai?
Matters related to service charges and owners’ committees are supervised by RERA, which sets the standards for owners’ associations and jointly owned property management companies and operates the Mollak system to regulate and monitor service-charge accounts. RERA registers and oversees owners’ committees, audits the operations of owners’ associations and addresses investors’ inquiries and grievances connected to these committees, while relying on DLD’s underlying property and ownership records as the legal basis for community structures.
Who manages Ejari and rental documentation in Dubai?
The management of Ejari and rental documentation in Dubai lies with DLD, specifically its Real Estate Registration Sector, which develops and updates systems and procedures for rental affairs and ensures that all rental transactions are documented. RERA’s role in the rental market is to supervise the licensed property managers and brokers involved in leasing activities and to enforce regulatory standards for their conduct, while rental disputes are handled by the Rental Dispute Centre operating under DLD.
When should I contact DLD, and when should I contact RERA about a property issue?
You should contact DLD when your question concerns ownership or rental records, such as registering a property transfer, obtaining a title deed, updating ownership details, registering a tenancy contract or confirming an official valuation. You should approach RERA when the issue relates to how market participants operate, such as broker or developer licensing, real estate advertising permits, escrow protection for payments, service charges and Mollak accounts, owners’ associations and committees, or concerns about the conduct of a licensed real estate facility.
Reviewed by
Muneer Juma Al Balushi
Real Estate Registration Trustee Consultant
Muneer Juma Al Balushi has six years of experience in the real estate registration system of the Dubai Land Department. He specialises in accurate, secure, and legally compliant property registration.
This article is intended to provide general information based on official UAE sources, and does not constitute personalised legal advice. Before acting, applicants should verify the current rules and fees directly with the relevant authority or an authorised service centre.
