Ejari is Dubai's mandatory tenancy registration system, run by RERA (the regulatory arm of the Dubai Land Department). Without an Ejari certificate you cannot get DEWA, you can't get a visa for your spouse, and you can't open many bank or telecom accounts. The good news: in 2026 you can register Ejari fully online, without ever visiting a typing centre. This is a tenant's complete guide.
Why Ejari matters
- DEWA activation — DEWA refuses to connect electricity and water without an Ejari certificate.
- Visa sponsorship — required to sponsor a spouse, children, or parents on family visa.
- Schools — some schools require an Ejari for enrolment proof of address.
- Telecom and internet — Du and e& ask for it for fixed-line activation.
- Disputes — only registered Ejari contracts are enforceable through the Rental Disputes Centre.
- Trade licence at home — required if you work from a residential address with relevant DET permits.
2026 Ejari fees
| Item | Fee (AED) |
|---|---|
| Government Ejari fee | 220 |
| Knowledge dirham | 10 |
| Innovation dirham | 10 |
| Service / typing fee (typing centre) | 100 – 150 |
| Online (Dubai REST app, DLD) | 0 service fee — only AED 240 government |
| Renewal (annual) | Same as new |
| Late renewal fine | AED 250+ progressive |
Documents you need
- Original signed tenancy contract (Unified Tenancy Contract format issued by DLD).
- Tenant's passport copy + valid visa page + Emirates ID (front and back).
- Landlord's passport copy + Emirates ID (or trade licence if a company landlord).
- Title deed of the property (from the landlord — or you can pull it from the DLD app).
- DEWA premise number (printed on the meter or available from DEWA app).
- Cheque copies or proof of rent payment.
- Site plan or unit number reference.
How to register Ejari online (recommended)
- Download the Dubai REST app (or use dubailand.gov.ae).
- Log in via UAE Pass.
- Choose "Ejari Services → Register New Tenancy."
- Upload tenancy contract, IDs, title deed, DEWA number.
- Pay the AED 240 government fee through the app.
- Submit — Ejari certificate generated within 1–2 working hours.
- Download PDF or share to DEWA, sponsor's visa file, school admin.
Typing centre flow (for non-app users)
- Visit any Ejari-licensed typing centre (every neighbourhood has multiple).
- Hand over documents and contract.
- Pay the AED 220 government + AED 100–150 typing fee.
- Receive Ejari certificate by email and printed copy in 30–60 minutes.
Renewal process
Ejari must be renewed every year — at the same time as your tenancy contract renewal. The renewal flow is identical to new registration: same documents, same fees, same channels. Failing to renew triggers AED 250+ progressive fines and blocks DEWA renewal.
Best practice: ask the landlord (or property management company) to renew the tenancy contract 30 days before expiry, then process Ejari within 7 days of the new contract being signed.
What to check on the contract before signing
- RERA index alignment — your rent should not exceed the RERA Rental Index for the area, building, and unit type. Use the RERA Rental Index Calculator on the Dubai REST app to verify.
- Rent increase notice — increases at renewal must comply with the percentage cap based on how much your current rent deviates from the RERA index.
- Maintenance responsibilities — typically split: tenant covers minor repairs (under AED 500–1,000), landlord covers major.
- Cheques schedule — number of cheques (1, 2, 4, 12) affects monthly cashflow.
- Notice period — minimum 90 days for non-renewal or eviction, served via notary or registered post.
- Security deposit — typically 5% unfurnished, 10% furnished. Refundable at exit minus damages.
Disputes — what to do
Tenant–landlord disputes (rent increase beyond cap, eviction, security deposit non-return, maintenance) go to the Rental Disputes Centre (RDC). File a case via the RDC e-portal with your Ejari certificate as primary evidence. The RDC issues binding rulings, often within 30 days. Unregistered tenancies have no standing.
FAQs
Can I register Ejari myself if my landlord won't help? Yes — you only need the title deed copy and the signed contract. If the landlord refuses to share the title deed, you can pull it from the DLD app for AED 30 (Property Verification).
Is Ejari valid in other emirates? No — Ejari is Dubai-specific. Sharjah uses a separate municipal contract registration; Abu Dhabi uses Tawtheeq.
What if I sublet? Subletting requires landlord's written consent. Sub-tenants register their own sub-Ejari.
Can I cancel Ejari early? Yes — at end of tenancy or early termination (with landlord's confirmation). Cancellation is free through the app.
Does Ejari renew DEWA automatically? No — DEWA renewal is separate, but DEWA will block renewal if Ejari is expired.
I'm a sponsor on a freelance permit — does Ejari count toward visa sponsorship? Yes, Ejari is the standard accommodation proof for family visa applications.
How we help
Visa Simplified registers and renews Ejari, handles RERA Rental Index disputes, manages full tenant move-in (Ejari + DEWA + Du + cooling), and prepares family-visa accommodation packs. Start with our Ejari registration service. Sibling reading: our UAE family visa guide, which uses Ejari as one of the core sponsorship documents.
Need help with this?
Our PRO consultants handle the full process end-to-end — documents, government submission, and delivery. Service fee is fully refundable pre-submission.