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What Landlords Need to Know About Ejari in Dubai
Ejari is Dubai's mandatory tenancy contract registration system, administered by the Real Estate Regulatory Agency (RERA) under the Dubai Land Department (DLD). The system was established under Law No. (26) of 2007, regulating the relationship between landlords and tenants in the Emirate of Dubai. Article 4 of Law No. (33) of 2008 requires all lease contracts to be registered with RERA. Judicial authorities and government departments may not consider any dispute or claim relating to a lease contract unless that contract is registered.
For landlords, Ejari extends well beyond a single contract registration. A property must first be activated in the DLD leasing database through a building leasing details upload before any unit can appear in the system. Each tenancy contract then requires individual registration, annual renewal upon lease extension, and formal cancellation when a tenant vacates. The base government fee for Ejari registration is AED 120 through online channels (AED 100 registration, AED 10 knowledge fee, AED 10 innovation fee), with service partner fees that bring the total to AED 177.75 online or AED 219.75 at a Trustee Centre. EGSH, an authorised Real Estate Services Trustee Centre licensed by the DLD, processes all landlord Ejari services — building upload, registration, renewal, reprint, and cancellation — at regulated government fees with pre-submission document verification.
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Landlord’s Legal Responsibility for Ejari Registration
The landlord or their authorised representative bears the legal obligation to register every tenancy contract in Ejari. This requirement applies to all residential, commercial, and industrial leases in Dubai without exception. In practice, landlords frequently delegate this task to the tenant or a licensed property management company through a clause in the tenancy contract addendum. Regardless of who submits the application, the legal responsibility remains with the landlord.
A landlord who fails to register Ejari exposes both parties to significant risk. The tenant may initiate registration independently and file a complaint with RERA. Unregistered tenancy contracts carry no legal standing for DEWA utility connections, residence visa applications, or filing claims through the Rental Disputes Centre (RDC). The landlord also loses the ability to enforce lease terms or pursue eviction proceedings, as the RDC requires a valid Ejari record as primary evidence of the tenancy.
Landlords who own multiple units or buildings may appoint a RERA-licensed property management company to handle all Ejari-related transactions. The management contract must be registered through the Ejari system before the company can act on the owner's behalf. Alternatively, landlords who manage their own properties can apply for individual owner access to the Ejari back-office system directly through the DLD.
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Building Leasing Details Upload: Enabling a Property for Ejari
Before any tenancy contract can be registered in Ejari, the property must exist in the DLD's leasing database. The building leasing details upload is a mandatory prerequisite that applies to newly constructed buildings, recently purchased properties that have not previously been leased, and any building where the unit breakdown has not yet been recorded in the system. A building that has not undergone this procedure is considered inactive for leasing purposes, and Ejari contracts cannot be issued for any of its units.
This is one of the most frequently overlooked steps by first-time landlords in Dubai. The assumption that a completed building with a title deed is automatically available for leasing is incorrect. The leasing database is a separate DLD system, and the building must be explicitly registered in it before tenancy operations can begin.
Required Documents for Building Upload
Two core documents are required:
- A completed list of units approved by the DLD Building Survey and Common Areas Section
- Certified floor plans approved by the relevant planning authority (Dubai Municipality or Trakhees)
The owner must also provide ownership evidence, such as a title deed or Oqood record. If a representative applies on behalf of the owner, a valid power of attorney or a DLD-recognised property management agreement is required. The floor plans must correspond to the building's final approved layout. Any discrepancy between the submitted plans and the DLD's cadastral records will delay or prevent approval.
Building Upload Process and Timeline
EGSH, as an authorised Real Estate Services Trustee Centre, processes building leasing details uploads with pre-submission document verification and direct filing through the DLD's official leasing system. The standard processing time is two business days from submission. Authenticated building owners may also submit through the DLD system directly.
During assessment, the DLD cross-references the submitted unit list and floor plans against its cadastral and planning records. Once verified, the property is activated in the leasing system, and an official building record is created. Each unit then becomes selectable for Ejari registration, renewal, or amendment.
No separate certificate is issued for this service. Activation within the DLD system serves as the official confirmation. If the building undergoes structural changes or planning revisions in the future, an updated upload may be required to maintain alignment between the physical property and the official leasing records.
Ejari Registration Process for Landlords
Once the building is active in the DLD leasing database, the landlord can proceed with registering individual tenancy contracts. All tenancy contracts must follow the unified tenancy contract format approved by RERA. Registration is available through three official channels, each with different eligibility conditions and document requirements.
Registration Channels and Eligibility
Dubai REST app and DLD website (online). Login is available via UAE Pass or by using an Emirates ID or residence visa number. Both the tenant and the landlord must be individuals, and the owner's data must be up to date in the DLD system. Corporate landlords cannot use the mobile app channel and must use either a Trustee Centre or a licensed management company's system access.
Real Estate Services Trustee Centres. EGSH, an authorised DLD Trustee Centre, processes Ejari registrations with on-site document verification and direct system submission. This channel is available when the property is not managed by a real estate company or by an owner who already has Ejari system access. The applicant must be the tenant, the property owner, or a legal representative with an official power of attorney.
Licensed property management companies. Companies registered with RERA for property management activities can submit registrations directly through the Ejari back-office system.
Required Documents
Documents vary by channel:
Online (Dubai REST app):
- Copy of the unified tenancy contract
Real Estate Services Trustee Centres (EGSH):
- Original unified tenancy contract
- Emirates ID of the applicant (presented in person)
- Official power of attorney, if the applicant is a representative. For POAs issued in Dubai, the POA number is sufficient without attaching the document. For POAs issued in another emirate, the full document must be attached.
Step-by-Step Registration
Online channel:
The applicant logs in to the Dubai REST app or DLD website, selects the Ejari registration service, enters the tenancy details, and uploads the unified tenancy contract. Fees are paid via Noqodi, card, or another accepted method. The e-Contract Registration Certificate is delivered by email once approved. Processing is immediate when all documents are correct and complete.
Through EGSH (Trustee Centre):
The applicant visits the EGSH centre with the original documents. A DLD-authorised consultant verifies the tenancy contract, Emirates ID, and supporting documents for compliance with RERA requirements before submission. The application is entered into the Ejari system, fees are settled at the counter, and the e-Contract Registration Certificate is issued digitally. Processing time is approximately seven minutes, excluding waiting time. No prior appointment is required.
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Ejari Renewal: Annual Obligation for Landlords
Tenancy contracts in Dubai are typically signed for one year. The Ejari registration must be renewed each time the lease is extended. This is not an automatic process. Every renewal requires a new submission, even if the tenant and rental terms remain unchanged.
Under Law No. (26) of 2007, as amended by Law No. (33) of 2008, a landlord or tenant who wishes to amend any terms of a lease for renewal must notify the other party at least 90 days before the lease expiration. If the landlord does not issue a written objection by the expiry date and the tenant continues to occupy the property, the lease is considered renewed under the same terms.
Rent increases are permitted only within the limits set by the RERA Rental Index Calculator. Any increase beyond the RERA-permitted threshold can be challenged before the RDC. The updated tenancy contract must be registered through Ejari renewal to remain legally valid. The full Ejari renewal process follows the same channels, documents, and fee structure as initial registration.
Ejari must be renewed within 14 days of the new lease start date. Failure to renew may result in fines and disruptions to DEWA, internet, and telecommunications services. Previous Ejari contracts must be recorded in the system. If older contracts are missing, the system may block the renewal until all records are updated. EGSH consultants verify these records before submission to prevent processing delays.
Documents for Ejari Renewal
- Updated unified tenancy contract reflecting the new rental term and amount
- Tenant's valid Emirates ID
- Power of attorney, if applying on behalf of the tenant or landlord
Ejari Certificate Reprint: How to Obtain a Duplicate
An Ejari reprint provides a certified duplicate of a previously issued Ejari tenancy certificate. The reissued document is retrieved directly from the RERA-managed Ejari register and contains the exact data as the original. All reprints carry the same legal validity as the first-issued certificate.
Landlords commonly need a reprint when the original certificate is lost, damaged, or unavailable. Other frequent scenarios include government authority requests for a printed copy, visa or renewal applications requiring supporting tenancy documentation, and dispute resolution proceedings where the Ejari record must be verified.
Channels for Ejari Reprint
Dubai REST app: Log in, navigate to "Download Certificate," enter the tenancy contract number and the DEWA premise number or Dubai Municipality number, and download the certificate as a PDF.
DLD website: Use the "Download Ejari Certificate" function on the DLD homepage. The Ejari contract number and the DEWA or municipality number are required.
EGSH (Trustee Centre): A DLD-authorised consultant retrieves the tenancy record from the Ejari system, verifies the applicant's identity, and issues a printed or digital copy on the spot. This channel is particularly useful for landlords who do not have the Ejari contract number readily available, as the consultant can locate the record using alternative property identifiers.
Only tenants, landlords, or authorised representatives can request or access the certificate. All copies issued through these channels are identical to the original record stored in the DLD's register.
Ejari Cancellation: Closing a Tenancy Record
When a tenancy contract expires or is terminated, the Ejari record must be formally cancelled to close the tenancy and release the property for a new lease. Ejari cancellation is not optional. Without it, the landlord cannot register a new tenant for the same unit, and the previous tenant may continue to face DEWA billing and other service complications linked to the uncancelled record.
Cancellation is mandatory when the tenancy contract has expired and the tenant has vacated, the lease has been terminated early by mutual agreement, or the RDC has issued a judgement terminating the tenancy. Either the landlord or the tenant can initiate the process.
Required Documents for Cancellation
- Original unified tenancy contract (if still valid at the time of cancellation)
- Emirates ID of the tenant, landlord, or authorised representative
- Power of attorney, if acting on behalf of the owner or tenant
Cancellation Process
The request is submitted online via the Dubai REST app or DLD website, or in person at EGSH or another authorised Real Estate Services Trustee Centre. The DLD system verifies the application details against the existing tenancy record. The applicable fee is paid, and confirmation of cancellation is issued immediately upon approval.
At EGSH, the entire cancellation process is completed in a single visit. The consultant verifies that the existing tenancy record matches the cancellation request, submits the application through the DLD system, and issues confirmation within approximately seven minutes. Online submissions are processed instantly once approved.
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Property Management Delegation Through Ejari
Landlords who own multiple properties or reside outside the UAE can delegate all Ejari-related responsibilities to a RERA-licensed property management company. The management contract registration must be completed through the Ejari system before the company can act on the owner's behalf.
The registration process requires the management company to create or access an Ejari system account, enter the contract details, attach the management agreement and supporting ownership documents, and submit the application online. An email confirmation with the registered management contract is issued upon approval.
Once the management contract is active, the company can register, renew, and cancel Ejari contracts for all units under its management. The company also gains direct back-office system access, enabling digital processing without visiting a Trustee Centre for each transaction.
Landlords who prefer to manage their own properties without a management company can apply for individual owner access to the Ejari system. The owner must be the registered property holder and must manage only their own properties.
For landlords who do not wish to appoint a management company but need assistance with specific Ejari transactions, EGSH provides a per-transaction service. Each building upload, registration, renewal, reprint, or cancellation can be processed individually through the centre at regulated DLD fees, without requiring a long-term management contract.
Common Ejari Issues for Landlords and How to Resolve Them
Building Not Visible in the Ejari System
The most common reason a property does not appear in Ejari is that the building's leasing details have not been uploaded to the DLD's leasing database. This affects newly completed buildings, properties purchased from another owner who never leased the units, and buildings where the unit configuration was never formally recorded. The owner must submit the approved unit list and certified floor plans through the building leasing details upload process before any tenancy contract can be registered.
Other causes include outdated owner information in the DLD system or a mismatch between the unit allocation in the DLD records and the numbers entered during the Ejari application. EGSH consultants have direct access to the DLD system and can identify the specific blocking factor during a single visit.
Previous Ejari Not Cancelled
A new Ejari contract cannot be registered for a unit that still has an active or uncancelled tenancy record. This is one of the most frequent causes of registration failure, particularly when a tenant has vacated without formally closing the Ejari record. Understanding Ejari cancellation deadlines helps avoid delays when registering a new tenancy. The landlord must ensure the previous record is cancelled before registering a new tenant. Several related Ejari mistakes can block DEWA and visa processes for both the landlord and the incoming tenant.
Owner Data Not Updated
For Ejari registration through the Dubai REST app, the owner's data must be current in the DLD system. If the landlord's passport, Emirates ID, or ownership details have changed since the last DLD transaction, these records must be updated before Ejari registration can proceed. The owner details update service resolves this issue. EGSH processes owner data corrections through the DLD system as part of the pre-submission verification for any Ejari transaction.
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Frequently Asked Questions
Is the landlord legally responsible for Ejari registration in Dubai?
Yes. Under RERA regulations, the landlord or their authorised representative is legally responsible for completing Ejari registration. In practice, this task is often delegated to the tenant or the managing agent, and the arrangement is typically reflected in a clause within the tenancy contract addendum.
What is the building leasing details upload, and when is it required?
The building leasing details upload is a DLD service that adds a building to the official leasing database and enables it for Ejari tenancy registration. It is required for newly constructed buildings, recently purchased properties that have never been leased, and any building where the unit breakdown has not been recorded in the DLD system. The required documents are the approved unit list and certified floor plans.
How much does Ejari registration cost for landlords?
The total Ejari registration fee through the Dubai REST app or DLD website is AED 177.75, comprising AED 100 for the tenancy contract registration, AED 10 knowledge fee, AED 10 innovation fee, AED 55 service partner fee, and AED 2.75 VAT on the partner fee. At Real Estate Services Trustee Centres, the total is AED 219.75 due to a higher service partner fee of AED 95 plus AED 4.75 VAT.
Can a landlord register Ejari without visiting a Trustee Centre?
Yes. Individual owners can register Ejari online through the Dubai REST app or the DLD website using UAE Pass authentication. Licensed property management companies can also submit registrations directly through the Ejari system. Landlords who do not have UAE Pass access, whose owner data requires updating, or who prefer in-person document verification can complete the process at EGSH in a single visit.
What happens if a landlord does not cancel Ejari after a tenant moves out?
The unit will remain registered under the previous tenancy record in the DLD system. A new Ejari contract cannot be registered for the same unit until the previous record is cancelled. The departing tenant may also face issues with DEWA billing and other services linked to the uncancelled Ejari.
Can a property management company handle all Ejari services on behalf of a landlord?
Yes. A RERA-licensed property management company can register, renew, and cancel Ejari contracts on behalf of a landlord. The management company must first register the management contract through the DLD's Ejari system. Once active, the company gains direct system access for all tenancy-related transactions across the landlord's portfolio.
How long does Ejari registration take?
Online registration through the Dubai REST app is processed immediately once all documents are correct and complete. At EGSH, the processing time is approximately seven minutes, excluding waiting time. The building leasing details upload, which is a prerequisite for new buildings, takes approximately two business days. EGSH consultants perform pre-submission document verification to prevent rejections that would otherwise add additional processing cycles.
Explained by
Omar Abdulaziz Ali Al Qassim
Government Services Center Manager / Legal Consultant
Omar Abdulaziz Ali Al Qassim is a Government Services Center Manager and Legal Consultant with 8 years of experience. He specialises in real estate, licensing, residency, labour, and Ejari services, ensuring accurate and compliant processing across DLD, MOHRE, GDRFA, and DET systems.
Official Sources and References
The following government authorities and official sources were referenced in this article:
- Dubai Land Department (DLD) — Government authority responsible for real estate registration, tenancy regulation, and the Ejari system in the Emirate of Dubai.
- Real Estate Regulatory Agency (RERA) — Regulatory body under the DLD responsible for supervising the real estate sector, tenancy contract standards, and rental dispute regulation.
- Dubai Legislation Portal — Official repository for Dubai's laws, decrees, and legal instruments, including Law No. (26) of 2007 and Law No. (33) of 2008 regulating landlord-tenant relationships.
Important Notice
The information in this article reflects regulations, fee schedules, and procedures current at the time of publication. Government fees, document requirements, and processes are subject to change at the discretion of the Dubai Land Department and other competent UAE authorities. Final decisions on tenancy registration, renewal, and cancellation rest with the DLD and RERA. Readers are advised to verify current requirements directly with the responsible authority or through an authorised government services centre before commencing any procedure.
