The Expat’s Checklist for Renting in Dubai

Moving to Dubai is an adventure, a thrilling blend of opportunity, luxury, and cultural diversity. But if you’re an expat stepping into the city’s real estate market for the first time, renting a home can feel like navigating a maze of new terms, registrations, and procedures.

Fear not, this guide is designed to simplify everything. From Ejari registration to setting up DEWA and understanding your tenancy contract, here’s your complete expat-friendly checklist for renting a home in Dubai.

Understanding Dubai’s Rental Landscape

Dubai’s rental market is dynamic and competitive. Whether you’re searching for a modern apartment in Downtown Dubai, a family villa in Arabian Ranches, or a waterfront home in Dubai Marina, you’ll find options for every lifestyle and budget.

However, the process isn’t just about picking the right property, it’s about understanding the structure that keeps Dubai’s rental system transparent and secure. That’s where Ejari, DEWA, tenancy contracts, and security deposits come into play.

Step One: Finding the Right Property

Before diving into paperwork, it’s important to start with the search.

Tips for Expats When Choosing a Rental Home:

ritize areas close to 

·        Location is everything: Prioritize areas close to your workplace or your children’s school. Popular expat zones include Business Bay, Dubai Hills, Jumeirah Village Circle (JVC), and Dubai Creek Harbour.

·        Check amenities: Think about proximity to supermarkets, metro stations, and healthcare facilities.

·        Furnished or unfurnished: Many apartments in Dubai come semi- or fully furnished, but unfurnished options give you more freedom to personalize.

·        Compare rents: Use platforms like Bayut, Property Finder, or Dubizzle to gauge average rental prices in your preferred area.

Once you’ve found a property that ticks your boxes, it’s time to review the next steps carefully.

Step Two: Understanding Your Tenancy Contract

Your tenancy contract is the legal backbone of your rental agreement. It protects both tenant and landlord and outlines essential terms like rent amount, duration, and renewal policies.

Key Elements to Review:

·        Duration of tenancy: Usually one year, renewable annually.

·        Payment terms: Most landlords require 1–4 post-dated cheques for the year.

·        Maintenance clauses: Clarify which party is responsible for repairs, minor or major.

·        Notice period: Usually 60 to 90 days before contract expiration.

Pro tip: Never sign without reading every clause. If something seems unclear, ask your agent or request clarification in writing

Step Three: Paying the Security Deposit and Rent

Once you agree to the terms, you’ll need to make two key payments:

1. Security Deposit: Typically, 5% for unfurnished and 10% for furnished units.

2. Rent Payment: Often paid via post-dated cheques or bank transfer.

Keep your receipts and proof of payment safely, they’ll be required for Ejari registration.

Step Four: Registering Your Tenancy with Ejari

This is a crucial step that many expats overlook.

Ejari, which means “My Rent” in Arabic, is an official system managed by the Dubai Land Department (DLD). It ensures that all rental agreements are legally registered and recognized.

Why Ejari Matters:

·        It’s a legal requirement in Dubai.

·        It protects both tenant and landlord in case of disputes.

·        You’ll need it to set up DEWA, internet, or move-in permits.

Documents Required for Ejari Registration:

·        Signed tenancy contract

·        Copy of tenant’s passport and visa

·        Emirates ID

·        Title deed or property ownership documents

·        DEWA premise number (found in the property’s utility meter area)

You can register Ejari:

·        Online through the Dubai REST App

·        At an Ejari-approved typing center (usually takes 10–15 minutes)

Ejari registration cost: Approximately AED 220–250.

Once registered, you’ll receive an Ejari certificate, keep it safe, as it’s required for almost every official process linked to your tenancy.

Step Five: Setting Up Your DEWA Account

Once Ejari is done, your next step is DEWA, short for Dubai Electricity and Water Authority.

This account connects electricity and water services to your property,you can’t move in without it.

How to Activate DEWA:

1. Visit dewa.gov.ae or download the DEWA app.

2. Provide:

·        Ejari number

·        Emirates ID

·        Passport and visa copy

·        Tenancy contract

3. Pay a refundable deposit:

·        AED 2,000 for apartments

·        AED 4,000 for villas

Good to know: You can track and pay your monthly bills online through the app or website.

DEWA usually activates within 24 hours after payment.

Step Six: Setting Up Internet, TV, and Gas

With your utilities sorted, it’s time to make your new home livable.

Internet & TV

Two main providers operate in Dubai:

·        du

·        Etisalat

Both offer bundled packages for TV, Wi-Fi, and home phone services. Installation generally takes 1–3 days after registration.

Gas Connection

Depending on your building:

·        Some apartments have central gas systems, while others require cylinder connections.

·        Check with your landlord or building management for the correct procedure.

Step Seven: Move-In Permits and Community Access

Certain residential communities, especially gated or managed ones like Downtown Dubai, Palm Jumeirah, or Jumeirah Golf Estates, require move-in permits.

These are typically requested from the developer’s community management portal, such as Emaar Community Portal or Nakheel Community Portal.

Required Documents:

·        Tenant’s passport and visa copy

·        Emirates ID

·        Signed tenancy contract

Tip: Apply for your move-in permit at least 3–5 business days before your move date to avoid delays.

Step Eight: Understanding Your Rights as a Tenant

Dubai’s Real Estate Regulatory Agency (RERA) ensures fair practices between landlords and tenants.

You’re Protected by Law:

·        Rent Increases: Landlords must follow the RERA Rental Index, which caps yearly rent hikes.

·        Eviction Notice: Landlords must give a 12-month written notice for non-renewal or sale of property.

·        Maintenance: Landlords handle structural repairs unless otherwise stated in your contract.

For disputes, tenants can contact the Rental Dispute Center (RDC) at the Dubai Land Department.

Step Nine: Renewal and Moving Out

When your lease nears expiration:

·        Renewal: If you plan to stay, confirm renewal terms at least 90 days before expiry.

·        Moving out: Schedule an inspection with your landlord to assess any damages before reclaiming your security deposit.

Pro tip: Always ensure DEWA and Ejari are cancelled properly before vacating, it avoids unexpected bills later.

Hidden Costs to Keep in Mind

While rent is your biggest expense, a few additional costs are worth budgeting for:

·        Agency commission: Usually 5% of annual rent.

·        Ejari registration: AED 220–250.

·        DEWA deposit: AED 2,000–4,000.

·        Move-in permit fees: AED 100–200 (varies).

·        Chiller fees or district cooling: Depending on your building.

Final Thoughts: Renting in Dubai with Confidence

Dubai’s rental process may seem complex at first glance, but it’s designed for transparency, protection, and efficiency. Once you understand the steps, from signing your contract to activating utilities, the experience becomes seamless.

For expats, this system ensures that your investment in a home here is secure, well-regulated, and backed by law.

So, as you unpack and take in your first sunset over Dubai’s skyline, you’ll know you did everything right, legally, smartly, and confidently.

Looking for a home that feels like more than just a rental? Explore Dubai’s finest residences designed for modern expat living, where every detail reflects comfort, style, and a true sense of belonging.