Ejari Dubai is the official registration of a tenancy contract with the Dubai Land Department (DLD). If you buy to let, it is the first admin task you face after finding a tenant, and the one that shapes every later renewal.
This guide explains how Ejari Dubai registration works for landlords: the documents, the steps, the fees and the renewal rent-increase bands tied to the RERA rental index. Every rule below comes from DLD sources, and we link them so you can check the current version yourself.
It is general information, not legal advice. Rules and fees can change, so confirm them on the official DLD site or the Dubai REST app before you act.
Table of Contents
- What Is Ejari in Dubai?
- Why Ejari Dubai Matters for Buy-to-Let Landlords
- Who Can Register an Ejari Contract
- Documents for Ejari Registration
- Ejari Dubai Registration: 7 Steps
- Ejari Dubai Fees
- Renewal and Rent Increase Rules
- The 90-Day Notice Rule
- Ejari Dubai for Overseas Landlords
- How Ejari Fits Your Yield Maths
- Frequently Asked Questions
What Is Ejari in Dubai?
Ejari means “my rent” in Arabic. It is an online programme developed by the Real Estate Regulatory Agency (RERA) to record tenancy contracts for all types of property in the Emirate of Dubai. According to the DLD Tenancy Guide, it was set up under Law No. 26 of 2007, as amended by Law No. 33 of 2008.
In practice, Ejari Dubai gives each lease an official record. That record stores the parties, the property, the rent and the term. The registered contract ends with an e-Contract Registration Certificate.
The same guide says registration of tenancy contracts through Ejari is mandatory. So a landlord cannot treat it as optional paperwork.
Why Ejari Dubai Matters for Buy-to-Let Landlords
For an investor, Ejari Dubai is more than a form. It is the record that the rent increase calculator reads when the lease renews. It is also the record the rental dispute process relies on.
Here is what a registered contract does for you:
- Proof of the lease: the terms are on file with DLD, not only in a PDF in your inbox.
- A basis for renewal: the calculator asks for your Ejari contract data to show the allowed rent increase.
- Clear dispute rules: DLD says a valid Ejari contract cannot be ended early by one side alone, except by agreement or under the eviction cases listed in the Tenancy Law.
If you are still choosing a property, our guide on how to buy property in Dubai covers the purchase side before you reach the Ejari Dubai stage.
Who Can Register an Ejari Contract
For Ejari Dubai, the DLD FAQ says the following parties can use the Ejari system: owners, real estate companies, owners’ representatives and holding companies. There is also a second route. Through a real estate services trustee centre, an owner or a tenant, or someone with an official power of attorney, can register the contract in person.
DLD lists three channels for Ejari Dubai registration:
- users registered in the Ejari system,
- real estate services trustee centres,
- the Dubai REST smart app.
Each Ejari Dubai channel has its own conditions on the DLD service page. For example, the trustee route does not apply if the property is managed by a real estate company or by an owner who already has Ejari system access. The app route requires that the tenant and landlord are individuals and that the owner’s data is up to date.
Before any Ejari Dubai contract can be created, the property must be registered and approved for rent by DLD’s rental auditors. If a management company handles the unit, the management contract must be approved first.
Documents for Ejari Registration
The Ejari Dubai list depends on the channel. These are the documents named on the DLD “Register / Renew Tenancy Contract” service page.
Via the Dubai REST app
- A copy of the Unified Tenancy Contract (for individuals and companies only).
Via a real estate services trustee centre
- The original Unified Tenancy Contract.
- The Emirates ID of the applicant.
- An official power of attorney if the applicant is a representative. If the power of attorney was issued in Dubai, its number can be entered without attaching it. If it was issued in another emirate, it must be attached.
To get your own Ejari system account
DLD’s Tenancy Guide lists a passport copy and a copy of the title deed of any property you own, so the system can verify your owner number. Companies need extra papers, such as the trade licence. Creating an Ejari user account is free, according to the DLD FAQ.
DLD also publishes a Unified Ejari Tenancy Contract template with sample clauses and room for special conditions. Using it keeps the data consistent with what the system expects.
Ejari Dubai Registration: 7 Steps
This is a clean order of work for a landlord who needs Ejari Dubai registration. The wording follows the two procedures on the DLD service page (trustee centre and app/online).
Step 1: Confirm the property is approved for rent
Check that your unit is registered and approved for rent. DLD says an Ejari contract cannot be started before that. If a company manages the unit, confirm the management contract is approved.
Step 2: Agree the lease terms
Settle the rent, term, payment schedule and special conditions with your tenant. Put them in the Unified Tenancy Contract. Do this before you register, because changes later mean extra paperwork.
Step 3: Gather the documents
Prepare the contract and IDs from the list above. Make sure the owner’s details in DLD’s system are current, especially if you register through the app.
Step 4: Choose your channel
Pick the Dubai REST app, your own Ejari account, or a trustee centre for Ejari Dubai. For one or two units, the app or a trustee centre is usually the simplest. A management company will normally use its own Ejari access.
Step 5: Submit and pay
On the trustee route, you visit the centre, submit the documents and pay the fees, then collect the receipt. Online, you log in, fill in the information, upload the documents and pay the fees.
Step 6: Wait for DLD review
An employee reviews and approves the request in the system. The DLD page gives a service time of 25 minutes at a trustee centre, excluding waiting time.
Step 7: Receive and keep the certificate
You receive the e-Contract Registration Certificate, by email if you registered online. After validation, the DLD FAQ says the contract is activated so it can be printed and signed. Keep a copy with your landlord records.
The same Ejari Dubai service also handles renewals. Our guide to digital transformation in the UAE rental market explains how these app-based services developed.
Ejari Dubai Fees
The DLD service page lists these fees. They are the official figures at the time of writing, so check the page before you pay.
| Item | Via the app / DLD website | Via a trustee centre |
|---|---|---|
| Tenancy contract registration | AED 100 | AED 100 |
| Knowledge fee | AED 10 | AED 10 |
| Innovation fee | AED 10 | AED 10 |
| Service partner fee | AED 55 + AED 2.75 VAT | AED 95 + VAT |
| Total listed by DLD | AED 177.75 | AED 220 |
Ejari Dubai fees are small next to your service charges and mortgage costs. Our guide to Dubai service charges shows the bigger recurring costs that eat into rent.
Renewal and Rent Increase Rules
When a lease ends, Ejari Dubai renewal and the rent increase go together. Dubai limits how much a landlord can raise rent on renewal. The limit depends on how far the current rent is below the average for similar units in the RERA rental index.
The rent increase bands
DLD’s Tenancy Guide sets out the bands under the 2013 Dubai decree on rent increases. Note that DLD’s own pages cite the decree number differently (No. 43 in the Tenancy Guide, No. 34 in the Smart Rental Index release). Broker guides also word the bands in different ways, so use the official calculator for your unit.
| Current rent compared with the average for similar units | Maximum increase on renewal |
|---|---|
| Up to 10% below average | No increase |
| 11% to 20% below average | 5% of the rent |
| 21% to 30% below average | 10% of the rent |
| 31% to 40% below average | 15% of the rent |
| More than 40% below average | 20% of the rent |
The decree says the average rental value is set by the Rent Index of the Emirate of Dubai approved by RERA. The Tenancy Guide notes that the rent increase calculator is updated on a regular basis.
Illustration only
Say a calculator places your unit in the 5% band and the current rent is AED 100,000. The most you could ask on renewal under that band would be AED 105,000. This is a sum for illustration, not a forecast, and your own result may differ.
How to use the rent increase calculator
The DLD FAQ says to open the DLD website, go to e-services, choose the rental increase calculator and enter the Ejari contract data. It then shows the allowed percentage. This is why a correct Ejari Dubai record matters: wrong data gives a wrong answer.
Is the rental index binding?
According to the DLD FAQ, the rental index is indicative and not mandatory for a new lease. It becomes mandatory when the landlord and tenant are in conflict over the rate of increase at renewal. So for a brand new tenant you negotiate the market rent, and the bands matter most at renewal.
The Smart Rental Index
DLD launched the Smart Rental Index on 2 January 2025. Its release says the index uses a building classification system that looks at technical features, quality of finishes, location and services. It covers residential areas across Dubai, including special development zones and free zones. See our summary of the Dubai Land Department Smart Rental Index for the landlord view, and read the original DLD announcement.
For the wider market picture, see how the Dubai rental market hit a record high in 2026. A strong market does not change the legal limit: the bands still apply to renewals.
The 90-Day Notice Rule
With Ejari Dubai renewals, timing matters as much as the percentage. Under Article 14 of Law No. 26 of 2007, as shown in the DLD Tenancy Guide, a party that wants to change any term of the contract must notify the other side no less than 90 days before the contract expires, unless both sides agree otherwise.
The DLD FAQ adds that if the two sides do not agree, the rental dispute committee sets the rent. It looks at the RERA increase criteria, the economic situation in the emirate, the condition of the property and the rent of similar property in the same area.
A simple calendar habit helps:
- Diarise the contract end date the day you register it.
- Work out the notice date by counting back 90 days.
- Run the calculator before that date, not after.
- Send any change notice in a form you can prove.
Other notice rules apply to eviction and non-renewal. Those are legal matters, so speak to a qualified adviser before relying on a summary.
Ejari Dubai for Overseas Landlords
Many buyers of Dubai property live abroad, so Ejari Dubai often runs remotely. The DLD FAQ covers this case. If the owner is not in the UAE, the owner can appoint a representative from the management company to sign on their behalf. The owner can also use the Dubai REST app, as long as the contact details held in DLD’s system are correct and up to date.
A few practical points for overseas owners:
- Update your phone number and email in DLD’s records before you list the unit.
- If you use a power of attorney, check where it was issued, because a document from another emirate must be attached.
- Ask your agent whether they will register through their own Ejari access or send you to the app.
Ejari Dubai accounts hold a balance for fees. The DLD FAQ says you can top up through the Noqodi wallet, for example via Al Ansari Exchange or a bank transfer to a Noqodi account.
How Ejari Fits Your Yield Maths
A rent increase is only one line in your return, and Ejari Dubai is the step that keeps it lawful. Before you plan on a rise, compare it with what the unit really earns after costs. Our guide to Dubai rental yield by area shows how gross and net returns differ, and why service charges and vacancy matter.
Use Ejari Dubai as part of that routine:
- Register the lease every year without gaps.
- Check the renewal band with the calculator before you quote a new rent.
- Keep the Ejari Dubai certificate, receipt and contract in one folder.
- Re-run your net yield with the new rent and current service charges.
Frequently Asked Questions
What is Ejari in Dubai?
Ejari Dubai is the official online system, developed by RERA, that records tenancy contracts for all property types in the Emirate. Registration is mandatory according to the DLD Tenancy Guide. A successful registration ends with an e-Contract Registration Certificate for the lease.
How do I register an Ejari contract in Dubai?
You can register through the Dubai REST app, a user account in the Ejari system, or a real estate services trustee centre. You submit the Unified Tenancy Contract and supporting documents, pay the fees, wait for DLD review and receive the registration certificate. The channel you use sets the exact document list.
How much does Ejari registration cost?
DLD lists AED 100 registration, AED 10 knowledge fee and AED 10 innovation fee, plus a service partner fee. Its page shows a total of AED 177.75 via the app or website and AED 220 via a trustee centre. Fees can change, so check the DLD service page before paying.
What documents do I need for Ejari?
Through the Dubai REST app you need a copy of the Unified Tenancy Contract. At a trustee centre you need the original contract, the applicant’s Emirates ID and, for a representative, a power of attorney. A power of attorney issued in another emirate must be attached.
How much can a landlord increase rent in Dubai?
The maximum depends on how far the current rent is below the average for similar units in the RERA rental index. DLD’s Tenancy Guide shows bands from no increase up to 20%. Use the official DLD rental increase calculator with your Ejari contract data to check your unit.
How much notice is needed to change rent at renewal?
The DLD FAQ says a party who wants to amend the terms of the contract, including the rent, must notify the other party at least 90 days before the contract expires, unless both agree otherwise. If they cannot agree, the rental dispute committee decides using the RERA criteria.
Is the Dubai rental index mandatory?
According to the DLD FAQ, the rental index is indicative and not mandatory for a new lease. It becomes mandatory when the landlord and tenant are in conflict about the rate of increase at renewal. In that case the RERA criteria decide the allowed percentage.
Next Step: Register With Confidence
Getting Ejari Dubai right from the first lease protects your rent, your renewals and your yield. If you are buying a rental property in Dubai and want help with the full plan, from the purchase to the first tenancy, our team can walk you through it. For the official rules, start with the DLD Ejari registration service page, the DLD Tenancy Guide and the DLD FAQ.
Contact MR Real Estate to discuss your rental plan, or message us on WhatsApp.
