What to Know Before Signing a Lease in Dubai

Before you sign: read this first

If you are moving your life to Dubai, the right tenancy contract sets you up for a smooth start. This guide is for professionals, families, and entrepreneurs who want a safe, compliant lease with utilities connected on time and no surprises at renewal. We explain Ejari registration, essential clauses, deposits, maintenance responsibilities, legal rent increases, and eviction protections. With ARK’s on-the-ground experience, you will know what to ask, what to document, and how to avoid common pitfalls before you commit to a property.

The essentials every Dubai renter must lock in

In Dubai, every residential lease must be registered on the government Ejari system to be legally valid. Without Ejari, you will struggle to connect DEWA utilities and it will be harder to prove your tenancy or sponsor family visas. Always obtain the Ejari certificate once the contract is signed.

Make sure your contract clearly shows both parties’ names and IDs, property details, lease start and end dates, annual rent, payment schedule, and the security deposit. Dubai commonly uses a one-year fixed term, which means dates drive renewal timing and any permitted rent changes. Post-dated cheques are standard for rent in one, two, or four installments, and the schedule must appear in the contract.

The security deposit should be specified with conditions for deductions. Market practice is roughly 5% of annual rent for unfurnished homes, with different rates for furnished units. Deductions are limited to damage beyond normal wear and tear, so keep a dated receipt and a move-in condition record with photos.

Clarify maintenance in writing. Landlords are generally responsible for major repairs and structural issues, such as AC compressors or significant plumbing and electrical faults, unless the contract states otherwise. Many contracts use a cost threshold for minor vs major repairs, so confirm the amount in your agreement.

Rent increases require at least 90 days’ written notice before renewal and must align with the RERA rental index. You can check proposed increases with the Smart Rental Index and challenge unlawful hikes at the Rent Disputes Settlement Centre. Evictions are limited to specific legal grounds and typically require 12 months’ written notice via formal channels. Early termination by tenants is usually governed by the contract, so review any penalties or break clauses before signing.

To register Ejari and set up DEWA, prepare your Emirates ID, passport, residence visa, signed tenancy contract, landlord’s title deed copy, and security deposit receipt. Using the unified Ejari contract template reduces ambiguity and helps if a dispute goes to the RDC.

How ARK makes renting in Dubai effortless

ARK is a Dubai-based team that helps you relocate your life and business with confidence. We match you to the right communities and landlords, review contracts for risk, and manage Ejari registration so utilities activate without delays. Our consultants explain rent cheques, RERA index rules, deposits, and maintenance responsibilities in plain English, then handle paperwork for you. If issues arise, we guide you on documentation, formal notices, and RDC procedures. With ARK, you move in faster, stay compliant, and avoid costly surprises.

Next steps to secure your home

1. Set your budget and preferred areas, including commute and school access.
2. Verify listings and brokers by checking RERA permit numbers before viewing.
3. Agree on rent, cheque schedule, and deposit amount in writing.
4. Review the contract for maintenance, renewal, and termination clauses.
5. Prepare documents for Ejari and DEWA to avoid move-in delays.
6. Confirm Ejari registration and collect the certificate immediately.
7. Document the property condition with photos on move-in day.
8. Use the RERA rental index to check any proposed renewal increase.

Tip: Keep every receipt, message, and dated photo. Good records win disputes.

Useful notes for a confident move

Dubai’s rental market moves quickly, so being document-ready helps you secure a property ahead of competing tenants. Expect one-year fixed terms and plan renewals well before the 90-day notice window. If you are new to the UAE, open a local bank account early to issue rent cheques smoothly. Families should verify school transport routes and commute times before choosing a community. For furnished units, confirm what is included in an inventory list and note existing wear during handover. If a landlord mentions a future sale or personal use, ensure the contract reflects your notice protections and relocation timelines.

Bottom line: If it is not written into the contract and registered on Ejari, it is hard to enforce later.