Landlords, tenants, and agents in Dubai often discover that a “simple” move or re-letting stalls because the Ejari system refuses to register the new tenancy until the old one is properly cancelled.
Behind this are clear Ejari cancellation rules Dubai set by the Dubai Land Department (DLD): a tenancy that has ended in practice continues to exist in the Ejari database until it is cancelled through approved channels. This article explains those rules in practical terms so that you can time your cancellations correctly and avoid blocked registrations; EGSH, as a licensed government services centre, can then help you complete the procedure accurately and in line with DLD requirements.
Understanding Ejari Cancellation in the DLD System
Ejari is DLD’s official system for registering tenancy contracts, and every registration is tied to a specific property unit and to an individual or entity. Even when a tenant has paid the last bill and physically moved out, that tenancy remains an “active Ejari contract” in the system until someone with authority submits a cancellation request and DLD approves it.
According to the DLD, Ejari cancellation becomes necessary once the property has been vacated and the tenant has moved out, and the service applies to tenancies in the Emirate of Dubai. DLD also confirms that tenancy contracts registered in Ejari can cover a period of up to 10 years, meaning long-term leases must still be correctly cancelled in Ejari when they expire or are lawfully terminated.
What DLD Means by Cancelling a Tenancy Contract
Cancelling a tenancy contract in Ejari does not rewrite the contractual history; it closes the record for a specific lease so that the system no longer treats that unit as occupied under that contract. DLD clarifies that an Ejari contract and the final invoice linked to that tenancy remain recorded against the property until they are formally cancelled through Dubai REST, the Ejari online system, or Real Estate Services Trustee Centres.
Once the cancellation request is approved, Ejari updates the unit’s status, allowing a new tenancy registration or any other system action that requires the unit to be vacant. The cancellation also releases one “slot” under the tenant’s Emirates ID for residential contracts, which matters because of DLD’s limit on the number of residential Ejari contracts a single individual may hold at the same time.
When Does DLD Expect Cancellation?
Ejari cancellation in Dubai becomes necessary once the existing tenant has vacated the property. In other words, the expected sequence is: tenant moves out, final bills are settled, then the authorised party submits a cancellation request so the Ejari system reflects the vacancy.
If the contract has already expired and the unit is empty, the “Cancel Tenancy Contract” service is designed to close that record. Where the contractual term has not expired, but both parties agree to end the tenancy early (for residential leases), DLD allows cancellation once this agreement is in place. For commercial properties, DLD restricts cancellations during the term to specific cases, such as trade licence cancellation, relocation of the company, freezing of the commercial licence, or an order from the Rental Disputes Centre (RDC).
Get DLD Services in Dubai Through EGSH
Authorised One-Stop Government Services Centre
- All government services in one place
- Completed in one visit
- VIP service without queues
- Regulated government fees
How an Active Ejari Blocks New Tenancy Registration
DLD explicitly states that Ejari cancellation before new tenancy registration is often mandatory at the system level, not just recommended. If the existing tenant’s Ejari and the final invoice linked to that tenancy are still active, the Ejari platform will not allow creation of a new tenancy record for the same property unit.
Alongside this property-level rule, a maximum of three residential Ejari contracts can be registered under one individual’s name (per Emirates ID). An individual who already has three active residential registrations cannot register a fourth residential tenancy until one of the existing contracts is cancelled or expires, and the cancellation is recorded in Ejari.
Property-Level Blocking: One Active Ejari Per Unit
For each property unit, DLD’s Ejari system permits only one active tenancy contract at a time. As long as an Ejari is active and not cancelled, the system treats the unit as occupied, even if the tenant has left and handed back the keys. DLD confirms that if the active Ejari (and related final invoice) is not cancelled, a new tenant’s Ejari account cannot be created for that unit, so the new tenant will not be able to register their tenancy.
This rule affects landlords who want to re‑let quickly and tenants who need a valid Ejari for visa or utility connections. In practice, it means the previous tenant, landlord, or authorised management company must complete Ejari cancellation Dubai before any new Ejari for that same unit can be registered.
Person-Level Blocking: The Three-Residential-Contract Limit
In addition to property-level rules, DLD imposes a limit of 3 Ejari contracts per individual Emirates ID for residential leases. At most three residential Ejari contracts can be registered under a single person’s name at any given time. If someone already has three active residential tenancies, the system will block registration of any additional residential Ejari until at least one existing contract is cancelled.
This person-level block applies regardless of whether the new unit’s previous Ejari has been cancelled. An individual planning to take an additional residential property must therefore review their existing registrations and arrange the cancellation of any completed or unused leases so that the system can free capacity for a new Ejari under their Emirates ID.
| Type of block | Reason in Ejari system | System effect | Required action |
|---|---|---|---|
| Property-level block | Existing Ejari for the same unit not yet cancelled | New Ejari cannot be registered for that property | Previous tenant/owner/manager must cancel Ejari |
| Individual limit block | Person already holds three residential Ejari registrations | Fourth residential Ejari registration is refused | Cancel or expire-and-cancel at least one existing Ejari |
When to Cancel Ejari: Practical Timelines for Tenants and Landlords
The key trigger for Ejari cancellation is vacancy: once the tenant has moved out and the property is empty, the Ejari record should be cancelled. However, the underlying lease is governed by Dubai tenancy law, which treats the agreement as binding for its full term unless both landlord and tenant agree otherwise or a statutory eviction or termination case applies.
If the tenancy contract itself includes an early‑termination clause, that clause (and its notice and penalty terms) governs how the parties may end the lease early. If the contract is silent, any early termination and its conditions, including notice and compensation, must be agreed between landlord and tenant; otherwise, the parties are expected to honour the full term and seek advice or orders from RDC in the event of a dispute.
Aligning Move-Out Dates and Cancellation Requests
For residential tenancies, the DLD confirms that the tenancy contract can be cancelled during the contract period if both the landlord and the tenant agree to do so. In practice, this means the parties should first agree on the final occupation date, settle any financial matters, and record their agreement in writing, then submit the Ejari cancellation request.
Tenants planning to move into a new property on a specific date should factor in enough time to have their old Ejari cancelled, especially where they are close to the three-contract limit. Landlords who wish to re‑let a unit immediately after move‑out need to coordinate with the outgoing tenant or the management company so that the cancellation is filed promptly, avoiding a gap that prevents the new tenant from registering.
Residential vs Commercial Timing Constraints
For residential properties, DLD’s position is comparatively flexible: cancellation during the term is permitted if both parties agree, subject to any contractual clauses and legal rights. In such cases, Ejari can be cancelled once the property is vacated and both sides confirm that the residential tenancy has ended.
For commercial properties, Ejari cancellation rules in Dubai are stricter during the contract period. DLD notes that cancellation is normally allowed only where the lease has expired, the trade licence is cancelled, the company relocates, the commercial licence is frozen, or there is an explicit cancellation order from the RDC.
Additionally, DLD does not allow changing the use of a property, for example, from residential to commercial or vice versa, while an active lease contract exists; the property must be empty, which requires the existing tenancy to be ended in law and its Ejari cancelled.
Why Choose EGSH for Government Services in Dubai
VIP Service
Personal assistance and priority processing with no queues.
Affordable Fees
Official government rates with transparent, fixed pricing.
All Services in One Place
Comprehensive range of UAE government services under one roof.
One-Visit Completion
Most procedures are completed in a single visit to the centre.
How to Cancel Ejari: Channels, Documents, Fees, and Processing Times
The DLD provides two main routes to cancel Ejari: digital cancellation via the Dubai REST mobile app or the Ejari online system, or in‑person cancellation at Real Estate Services Trustee Centres. In both cases, the tenancy must relate to a property located in Dubai, and only authorised parties may submit the request.
Before starting, it is essential to determine whether the property is managed by a real estate company or whether the owner has direct access to the Ejari system. DLD states that if a management company exists for the property, the tenant cannot cancel Ejari directly; in such cases, the management company is responsible for cancellation on behalf of the owner.
Dubai REST and Ejari Online: Fast and Free
For many users, Ejari cancellation via the Dubai REST app is the most convenient route. Through the Dubai REST app or the Ejari online system, the tenant or owner (where authorised) submits a cancellation request electronically, uploading the required documents, such as the existing tenancy contract and, where applicable, the final invoice or evidence of the property's vacated status.
The DLD confirms that cancellation of an Ejari tenancy contract via the Dubai REST app or Ejari online is free of charge. Once the request is reviewed and approved, the system processes the cancellation instantly, and an email confirmation is sent to the applicant. This confirmation should be kept, as it may be requested when registering a new tenancy or in any future dispute.
Real Estate Services Trustee Centres: When In-Person Is Needed
Where online access is unavailable or parties prefer in‑person support, Ejari cancellations can be processed through Real Estate Services Trustee Centres. The DLD defines the in-person “Cancel Tenancy Contract” service as allowing customers to cancel a tenancy contract for a vacated property in Dubai that has expired.
When cancelling through these centres and the contract is still active, DLD requires the original unified tenancy contract to be presented, together with a letter from the property owner requesting cancellation. This service route incurs a partner fee of AED 40 plus VAT. The processing time at the centre is approximately seven minutes, excluding any waiting time before the application is received.
Roles and Permissions: Tenant, Landlord, and Management Company
The DLD is clear on who can and cannot cancel Ejari. A new tenant cannot cancel a previous tenant's Ejari contract; each tenant may request cancellation only of their own Ejari contract. This means that when a new tenant finds that an old Ejari is still active for the unit, they must request the landlord, previous tenant, or management company to complete the cancellation.
Where a property is under a management company, only that company, on behalf of the owner, can process Ejari cancellation. DLD service terms for cancellation further specify that, if the property is under the management of a real estate company or the owner already has Ejari system access, the authorised party must perform the cancellation through their access or by visiting a Real Estate Services Trustee Centre. EGSH can coordinate with the relevant landlord or management company and ensure that applications and supporting letters submitted through these channels meet DLD’s format and content requirements.
| Channel | Who usually applies | Fees and charges | Typical Ejari cancellation time in Dubai |
|---|---|---|---|
| Dubai REST / Ejari online system | Tenant or owner with system access | Free of charge | Processed instantly after approval |
| Real Estate Services Trustee Centres | Tenant/owner/management company in person | AED 40 + VAT service partner fee | ~7 minutes processing (plus waiting) |
Special Restrictions Affecting Ejari Cancellation and New Registrations
Several less obvious rules can affect both Ejari cancellation and the ability to register new contracts. First, the lease itself remains legally binding for its agreed term unless both parties agree to terminate or a statutory case under Dubai tenancy law applies; DLD and RDC guidance emphasise that Ejari cancellation reflects, but does not replace, the underlying legal position.
Where there is no express early‑termination clause, any notice period and penalties for early cancellation must be negotiated between landlord and tenant. DLD’s role is to apply administrative rules such as one active Ejari per unit, the three‑residential‑contract limit, and the ten‑year maximum registration period; disputes about compensation or the validity of termination are generally a matter for the RDC or the courts rather than the Ejari system itself.
Early Termination and Mutual Agreement
For residential leases, DLD accepts that parties can mutually agree to cancel before the end of the term, and Ejari can be cancelled once the unit is vacated and the agreement is documented. If no agreement is reached and none of the statutory grounds for termination apply, the tenant normally remains liable under the contract, even if they have moved out, and DLD may decline to cancel the Ejari without appropriate documentation or an RDC decision.
For commercial leases, DLD limits early cancellation to predefined situations such as expiry of the lease term, cancellation or freezing of the trade licence, company relocation, or a cancellation order from the RDC. Businesses planning to downsize or move should factor these conditions into their timelines, as Ejari cannot simply be cancelled mid‑term by unilateral request.
Property Use Changes and Long-Term Leases
DLD also states that a property’s registered use cannot be changed while an active lease contract is in place. For example, an owner cannot convert a residential flat into a licensed commercial office while a residential Ejari for that unit remains active; the tenant must vacate, the tenancy must end under the law, and the Ejari must be cancelled before a new use and new tenancy type can be registered.
Long leases close to the ten‑year maximum allowed in Ejari are subject to the same rules: they must be properly cancelled when they expire or when they are lawfully terminated. Administrative steps, such as Ejari cancellation, do not, in themselves, validate or invalidate the legal termination; they simply ensure that DLD’s system and records align with what has occurred under the contract and with any RDC or court decisions. This article outlines those administrative processes and does not constitute legal advice.
Visit EGSH for VIP Service Without Queues
You can stop by EGSH during working hours without an appointment or book your visit at a time that suits you best.
Address
Art of Living Mall, Al Barsha 2, Dubai
Operating hours
Monday–Saturday: 9:00 am–5:00 pm
Sunday: Closed
Checklist: Avoiding Delays in Your Next Ejari Registration
To reduce the risk that an old tenancy blocks new registration, tenants, landlords, and agents can follow a simple operational checklist aligned with DLD rules:
- Confirm the actual move‑out date and ensure the property is physically vacated before requesting cancellation.
- Check whether a property management company controls the unit and, if so, coordinate with them as the authorised Ejari party.
- Review all existing residential Ejari registrations under your Emirates ID to ensure you are not at the three‑contract limit when planning a new lease.
- Choose the appropriate cancellation route: Dubai REST or Ejari online, where you or the owner has access, or Real Estate Services Trustee Centres, where in‑person processing and owner letters are needed.
- Prepare the required documents in advance, including the unified tenancy contract, the final invoice (if requested), and any owner authorisation letter, and keep all DLD email confirmations and receipts for future registrations or any RDC proceedings.
Through EGSH, you can submit and track DLD cancel tenancy contract requests, whether digitally or via Real Estate Services Trustee Centres, with consultants verifying your documentation and coordinating with landlords or management companies where required. EGSH’s role is to ensure that applications follow current DLD procedures and timelines, while all final decisions on acceptance, rejection, and any legal consequences remain with DLD and, where relevant, RDC.
FAQ
Why Is My Old Ejari Blocking New Registration for My Dubai Apartment?
The DLD’s Ejari system allows only one active tenancy per unit, so if your old Ejari and its final invoice are still active, the system treats the unit as occupied. Until that contract is formally cancelled through Dubai REST, the Ejari online portal, or a Real Estate Services Trustee Centre, a new Ejari for the same property cannot be registered. The solution is for the previous tenant, landlord, or authorised management company to complete the cancellation.
Why Can’t I Register a New Ejari in Dubai If the Previous Tenant Has Already Moved Out?
Physical vacancy alone is not enough; the old tenancy must be closed in the Ejari system. If the outgoing tenant or landlord has not submitted an Ejari cancellation request, DLD continues to show an active contract for the unit, blocking any new registration. You must ask the responsible party to cancel, or, if there is a dispute about termination, seek clarification from DLD or the RDC.
Can a New Tenant Cancel Previous Ejari in Dubai, or Must the Landlord Do It?
A new tenant cannot cancel a previous tenant's Ejari contract; individuals may only request cancellation of their own tenancy. When a property is not managed by a management company, cancellation is typically handled by the outgoing tenant or the property owner. If the unit is managed, only the management company, acting on behalf of the owner, can cancel it in the system.
When Should I Cancel Ejari After Moving Out to Avoid Delays?
DLD indicates that Ejari cancellation becomes necessary once the existing tenant has vacated the property, so the ideal timing is immediately after move‑out and final billing. Delaying cancellation risks blocking the landlord from registering a new tenant and, if you hold several leases, may keep you at the three‑residential‑contract limit when you try to register another home. Prompt cancellation also ensures that DLD’s records accurately reflect your current address and liabilities.
How Long Does Ejari Cancellation Take in Dubai Through REST or Trustee Centres?
If you use the Dubai REST app or Ejari online system and your documents are in order, DLD processes cancellations instantly once the request is approved, and you receive confirmation by email. At Real Estate Services Trustee Centres, DLD’s stated processing time is about seven minutes per transaction, excluding any queueing or waiting time before your application is submitted. Both channels rely on the authorised party providing complete and accurate information.
Who Can Cancel Ejari, Tenant or Landlord, When There Is a Management Company?
Where a property is under a registered management company, DLD assigns cancellation responsibility to that company rather than to the tenant. The tenant cannot cancel Ejari directly in such cases and must request the management company, acting for the owner, to submit the cancellation via their Ejari access or at a trustee centre. If the property is not under management, the tenant or landlord with system access may submit the request themselves.
Is Ejari Cancellation Free in Dubai REST or Are There Hidden Fees?
DLD confirms that cancelling an Ejari tenancy through the Dubai REST app or the Ejari online system is free of charge. Charges apply only if you use Real Estate Services Trustee Centres, where an AED 40 service partner fee plus VAT is payable for the “Cancel Tenancy Contract” service. Any additional fees you might pay would relate to contractual settlements between landlord and tenant, not to DLD’s cancellation service itself.
What Is the Maximum Number of Ejari Contracts Per Person in Dubai?
A maximum of three residential Ejari contracts can be linked to a person’s Emirates ID at any one time. If you already have three active residential registrations, the system will not allow a fourth residential tenancy to be registered until one of the existing contracts ends and is cancelled. This rule does not prevent you from registering eligible non‑residential contracts under separate entity licences, subject to DLD’s other requirements.
Explained 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.
