FAQ

Dubai Land Department (DLD) is a department of Dubai Government that is responsible for overseeing the registration and documentation of all real estate transactions on behalf of the Government of Dubai.

It was established in January 1960; the DLD has been working to establish the most important real estate sector in the Middle East and the world. The department also provides distinguished and integrated services to all customers of the real estate sector, in addition to developing the necessary legislation to ensure the regulation of the real estate sector, as well as encouraging and managing the investment in this sector, and disseminating real estate knowledge and culture. The DLD seeks to achieve the regional and global leadership in the real estate markets, through its active sectors, namely; real estate registration and real estate services, promotion and management of real estate investment, institutional support, in addition to its active institutions, namely; Real Estate Regulatory Agency (RERA), Dubai Real Estate Institute, and Rental Disputes Settlement Center.

"The landlord" is a person who is registered in the Real Estate Registry as a landlord through purchase - mortgage - inheritance - gift - or otherwise. A landlord is not necessarily an investor.

The right to own a real estate in the Emirate of Dubai under the Real Estate Registration Law is as follow:

  • Ownership by the UAE citizens and GCC citizens for their wholly share owned companies and public joint ventures in all regions.
  • Ownership by foreigners in areas designated for freehold ownership.

Depending on the type of the real estate required and the categories of applicants, applications are received as follows:

  • To apply for residential land (for UEA citizens only), the application is submitted to Mohammed Bin Rashid Housing Establishment.
  • To apply for investment land, the application is submitted at Dubai Real Estate Corporation (DREC).

All customers of the DLD and its affiliates can report a complaint through:

  • Using the unified complaints system, by selecting the link provided on homepage of the DLD website.
  • Communicating with the free of charge unified call center of the DLD No. [8004488].
  • Reporting a complaint at: http://ecomplain.dubai.gov.ae
  • Visiting the Institutional Communication Department at the main building of the DLD.
  • Sending a letter to P.O. Box 1166, Dubai.
  • Sending a fax to the fax number 04 2222251.

All customers of the DLD, its sectors and affiliates can submit development proposals through:

  • Using the unified proposal system by selecting the link provided on the Department's website homepage.
  • Calling the free of charge unified call center of the DLD No. [8004488]
  • A proposal can be submitted via: http://esuggest.dubai.gov.ae
  • Visiting the Institutional Communication Department at the main building of the DLD.
  • Sending a letter to P.O. Box 1166, Dubai.
  • Sending a fax to the fax number 04 2222251.

The customers of the DLD, sectors and institutions affiliated thereof can contact the free of charge unified call center of the DLD No. [8004488], for any information about all the services of the DLD and the institutions affiliated thereof.

The working hours of the DLD are from 07:30 am to 02:30 pm.

  • Through visiting the DLD website dubailand.gov.ae , then clicking on the "e-Services" link from the main menu.
  • The customer can use services that do not require a user name and password without registration on the website.
  • For services that require a user name and password, if the customer is not registered, it must be registered as an individual or as a company according to the required services.
  • If the customer has a user name and a password, it should enter the user name and password. After confirming such information, the customer related services will be displayed.
  • The DLD smart application (Dubai REST app.) can also be downloaded.

A system that allows certain categories of Dubai government departments and institutions to access a certain part of the DLD database as required by the interest, but after being pledged not to misuse the system, and to keep the information confidential. The system aims to facilitate the procedures of customers and other entities, to verify the individual real estate, and extract a "certificate to whom it may concern" from the system, without referring to the DLD.

The DLD is the sole legally authorized authority to register and document all real estate transactions. This is done through an electronic system (e-register) dedicated for such purpose in accordance with procedures specified by the DLD and based on certain documents and papers.

 

The transactions of real estate developers are registered through the developer self-registration system. For the rest of the transactions, the landlord or its proxy, as per an official power of attorney, and the appearance of the parties before the Real Estate Services Trustees located in different regions of the Emirate of Dubai.

A title deed of real estates owned in the Emirate of Dubai is issued at the DLD and the Real Estate Services Trustees.

All real estate legislations in the Emirate of Dubai stress the necessity of registering all real estate transactions including ownership, transfer or change with or without consideration in order to guarantee the rights of investors. All dispositions on real estates that are not registered in the registers of the DLD are invalid.

The registration of land plots and real estate units in the Emirate of Dubai is based on the following three main map categories:

  1. The main topographic map
  2. Land unit map
  3. Land area map

The real estates and real estate units for non UAE citizens may be registered in the areas specified by His Highness the Ruler of Dubai in accordance with the provisions of Law No. 7 of 2006 on real estate registration. The real estates in such areas may be registered in the names of companies owned by non UAE citizens provided that such companies are registered in one of Dubai free zones or any of the other emirates as per memorandums of understanding concluded thereof.

It is not permissible to dispose of the residential granted land except by an order of His Highness the Ruler of Dubai. However, residential granted land for construction, expansion, maintenance and replacement purposes may be mortgaged.

 

The granted lands (commercial / industrial) may be disposed of by the beneficiary after the acquisition of such lands and paying the fees prescribed by Decree No. 4 of 2010 on regulating the ownership of the industrial and commercial granted lands in the Emirate of Dubai. Industrial or commercial land may also be mortgaged for the purpose of exploiting the land for which it was granted

 

Agricultural lands may not be disposed of in any form nor mortgaged unless under an order by His Highness the Ruler of Dubai.

The legal proxy may, under a duly legalized and regulated power of attorney, dispose of the client's real estates within the limits of the power of attorney granted to it as stated in the power of attorney. The validity of the power of attorney including the purposes of dispositions such as sale, mortgage and gift shall be for two years and in case of purchase, it shall be for five years from the date of notarization at the notary public.

The primary registration means the registration of real estate sale contracts and other legal actions on the map before transferring them to the real estate register, including the real estates purchased on the plan or the ready real estates for which a primary sale certificate is issued indicating the registration of a real estate. The purpose of such procedure is to preserve the rights of both the landlords and investors.

Any power of attorney issued outside the UAE must be formally ratified to be accepted for completing the actions or transactions at the DLD, through ratifying the same by the notary public and the Ministry of Foreign Affairs in the country of origin, as well as the UAE Embassy in the country of origin, and finally the Ministry of Foreign Affairs of the UAE.

The DLD registers the real estate of foreigners and others through a letter approved by Dubai Courts, which determines the inheritance procedures according to the laws in force in the UAE.

Resale can be made after obtaining the No Objection Certificate (NOC) from the developer.

The law requires developers to register the completed projects in the DLD as soon as they receive a certificate of completion from the competent authorities, accordingly, the real estate units that have been fully paid for will be transferred from the primary registry to the Real Estate Registry and issuing the ownership Certificate / usufruct for the investor.

In case the area of ​​the real estate is more than the area agreed upon in the sale contract, the increase of the unit net area shall not be considered, and the developer shall not claim the value of such increase, unless otherwise expressly agreed in the sale contract.

In case the area of ​​the real estate is less than the area agreed upon in the sale contract, the developer is obliged to compensate the purchaser for the change in the area of ​​the real estate unit due to the decrease that exceeds (5%) of the net area of ​​the unit.

If all the documents required for registration are available, it takes an average of 30 minutes to register a sale

The customers can pay their transaction fees in any of the following ways:

  • Certified bank check
  • Credit Cards
  • Noqodi Wallet
  • In cash

No fee exemption can be granted except by order of the Ruler.

The law does not require any age to own a real estate in the Emirate of Dubai. However, in case a person is desirous to sell, donate or mortgage a real estate owned by a minor, in a whole or in part, a judgment awarded by the competent judge approving the sale of the real estate / share of the minor issued from the Awqaf and Minors' Affairs Foundation for the citizens holding a registration extract (Khulasat Qayed) from the Emirate of Dubai and from the competent court for the rest of the categories shall be submitted.

In case of purchase of a real estate for a minor (less than 21 years), the legal guardian will sign the contract on behalf of the minor.

The case shall be referred to court.

In accordance with the laws and regulations in force in the Emirate of Dubai, any real estate or real estate unit may be mortgaged as debt security, subject to the following conditions:

  1. Such real estates must be registered at the DLD.
  2. The mortgaged real estate or mortgaged real estate unit must be established and existing insurance mortgage in real or as per a judgment on the map at the time of the mortgage.
  3. The insurance mortgage may be made only on a real estate or real estate unit on which it is valid to transact.

The landlord or his legal proxy shall be allowed to make the mortgage. The mortgagor shall be the landlord and eligible to dispose of the mortgaged real estate or the mortgaged real estate unit.

A mortgage portfolio means a mortgage of more than one real estate in one entry.

The mortgage includes the annexes of the real estate or the real estate unit mortgaged including the buildings, plants and allocated real estate and all the developments following entering into the mortgage contract.

The mortgage shall not be valid unless registered at the DLD; any agreement to the contrary shall be null and void.

The costs of the mortgage contract shall be shouldered by the mortgagor unless otherwise is agreed upon between the parties.

The mortgagor shall not have the right to dispose of the mortgaged real state or real estate unit without obtaining the consent from the mortgagee (the bank) so as to transfer the responsibility of paying the mortgage to the assignee. The mortgagor must also maintain the integrity of the mortgaged real estate.

The law allows the mortgagor to manage its mortgaged real estate or real estate unit and receive its revenue. In case that the mortgagor failed to pay the payment due, the real estate shall be attached and then sold in the public auction according to an award made by the competent court.

The real estate projects can be mortgaged to obtain a loan from banks or legally approved finance companies, provided that the value of the mortgage is deposited in the project's escrow account to ensure that the deposited amounts are disposed of according to the law. The bank and the developer are committed to ensure that the purchasers fulfilled their contractual obligations towards the developer receive the ownership Certificates upon completion of the real estate project.

A mortgage may be transferred from one financer to another provided that a NOC is obtained from the mortgagee bank.

Yes it is

The registration fees for the sale of a warehouse shall be collected at a value of AED ten (10) per square meter of the land area on which the warehouse is located, provided that the fees shall not be less than AED ten thousand (10,000).

The fees shall be shouldered equally unless otherwise agreed.

All real estate services are provided at the Real Estate Services Trustees offices. 

  1. From the DLD website http://www.dubailand.gov.ae
  2. Or from the reception offices of the DLD.

From 8:00 am to 5:30 pm

AED 4000 registration fee, plus the fees of the service required

Yes, the real estates can be sold or presented in the auction with the approval of the landlords or their legal proxies under a valid and duly certified power of attorney (its issuance date shall not exceed two years).

 

The court's award is sufficient if the auction is in execution of a judgment issued in a lawsuit. In case of a minor, a NOC of the sale must be issued by the competent authority (Awqaf and Minors Affairs Foundation).

 

In case of selling a real estate off plan (on a map), the DLD must be provided with a NOC of the sale issued by the competent authority (the developer).

Yes, by a NOC of redemption of mortgage issued by the mortgagee bank or by a court awarding the redemption of mortgage followed by the sale.

  • A valuation certificate issued by the DLD of not more than 6 months from issuance for the purpose of selling in the auction. In case the valuation is for the purpose of the auction, the price shall be reduced by not more than 10% of the price specified in the certificate.
  • The original ownership certificate.
  • The original municipality map.
  • A copy of the UAE identity of all the landlords.
  • A declaration of sale signed by the landlords or their legal proxies.
  • Providing detailed written data on the real estate and sign a pledge stating the specifications of the real estate and its conformity to the reality: (number of rooms, bathrooms, lounges, kitchens, parking and annexes, the number of apartments, floors and annual income, and age of the building, its area and service fees).
  • Letter of undertaking to evacuate and hand over the real estate free from preoccupations after one month from the date of sale (in case of private housing), if leased, the following shall be submitted:

 

          (Lease contracts, detailed rental statements showing: contract duration, annual rental, collected amounts, remaining amounts, number of original checks received, number of checks paid, security amount, and everything related to the rental).

  • Seller fees:-
  • The auction supervisory fees at a rate of 1% of the sale value at a maximum of AED 30,000.
  • Registration fees a rate of 2% of the sale value.
  • Knowledge Dirham Fee + Innovation Dirham Fee.

 

  • Purchaser fees:-
  • Registration fees a rate of 2% of the sale value.
  • Fees for issuing the ownership certificate.
  • Knowledge Dirham Fee + Innovation Dirham Fee.
  • Fees for issuing a land map.

By a certificate of valuation issued by the DLD for the purpose of selling in auction.

Through the companies authorized by the DLD.

All real estates except for gift (granted) lands.

Yes, the usufruct may be sold within the remaining period of the contract.

Customer can apply to register the contract at the Real Estate Registration Services department, Registration Assurance section at the DLD with all the documents supporting the application.

  • Dubai Municipality
  • Dubai Development Authority
  • Dubai Silicon Oasis
  • Tarakhees (Licenses).
  • Dubai South

The measuring unit is the square meter.

The area of ​​the square meter must be multiplied by 10.7639104

The square foot area must be divided by 10.7639104

  • The land ownership title in case of separation / the land ownership titles in case of attachment.
  • Maps of lands or the approved master plan with a letter issued by the planning authority.
  • In case the land is within freehold projects or long term rental, the developer should submit the application through the developer portal.
  • If the land is within the old areas of Dubai (non-freehold areas), the application must be submitted through the Real Estate Services Trustees or the customer happiness department.
Identifying the reason for modifying the area as follows:
    • Adding an area by purchasing
    • Changing the planning
    • The land is affected
  • In case that the land is within the freehold projects or long-term rental, the developer must submit the application through the developer portal.
  • If the land is within the old areas of Dubai (non-freehold areas), the application must be submitted through the Real Estate Services Trustees or the customer happiness department.
  • In case of adding space by buying
    • A letter issued by the planning authority to add the area.
    • The land ownership title.
    • Paying 4% fees of the added area value.
    • A map of the land plot or the approved general plan issued by the planning authority.
  • In case a change of the planning
    • The land ownership title.
    • A map of the land or the approved general plan issued by the planning authority.
  • In case the land is affected
    • A letter issued by the planning authority to clarify the impact occurred to the land, whether there is a financial compensation or land compensation.
    • The land ownership title.
    • A map of the land or the approved general plan issued by the planning authority

The map is issued within 25 minutes if there is no missing documents or a change of planning to change the ownership of the real estate.

  • In case of a developer:
    • In case of a preliminary registeration
  1. The project must be registered in the escrow account department through the developer portal system.
  2. Assigning one of the survey companies approved by the DLD through the developer portal system.
  3. Providing approved engineering drawings from the planning authority
  4. Preparing the engineering data and drawings as per the engineering standards required by the survey company approved by the Survey department of the DLD.
  5. Uploading the engineering data and drawings through the survey system of survey companies.
  6. Paying the approval fees by the developer through the developer portal to transfer the application to the buildings and joint areas department for the final approval.
  7. The final fees to be paid by the developer through the developer portal after being approved by the buildings and joint area department.

 

  • In case of the final registeration (issuance of ownership titles)
  1. Assigning one of the survey companies approved by the DLD through the developer portal system
  2. Providing approved engineering drawings from the planning authority
  3. Submitting a request to complete the project through the developer portal to convert the project status to 100% completed
  4. Preparing the engineering data and drawings as per the engineering standards required by the survey company approved by the Survey department of the DLD.
  5. Uploading the engineering data and drawings through the survey system of survey companies
  6. Paying the approval fees by the developer through the developer portal to transfer the application to the buildings and joint areas section for final approval.
  7. The final fees to be paid by the developer through the developer portal after being approved by the buildings and joint area department.

 

  • In case of a landlord who wants to issue ownership title to a building or villa but does not have an escrow account
  1. An agreement with one of the survey companies approved by the DLD.
  2. Providing engineering drawings approved by the planning authority.
  3. The assigned survey company shall make a request to survey the building or the villa using the company survey system.
  4. Preparing the engineering data and drawings as per the engineering standards required by the survey company approved by the Survey department of the DLD.
  5. Uploading the engineering data and drawings through the survey system of survey companies
  6. Paying the approval fees by the landlord through the e-link sent to the e-mail registered in the application.
  7. The final fees to be paid by the landlord through the e-link sent to the e-mail registered in the application after being approved by the buildings and joint area department.

The approval of a single-real estate is 122.5 detailed as follow:

 

The fee Type

The fee amount

Approving a real estate unit

50

Knowledge fee

10

Innovation fee

10

Fees for using the Electronic System  

50

VAT on the electronic system usage fees

2.5

 

          In case of the building: the total number of units x 122.5 in addition to the value of the fees of the options selected from the following list multiplied by the number of such type:

 

Approving a map of the joint areas of the land

250

Approving a joint areas map of the building

350

Approving a 3D map (BMS)

1000

Approving a 3D map of the common areas  of the building

500

 The fees are paid through the registered developer portal or through a link sent to the landlord's email.

The fee is calculated as follows:

  • In case of a real estate being registered for the first time AED 540 per unit

The fee Type

The fee amount

Real estate ownership fee

250

A map issuing fee

250

Knowledge fee

10

Innovation fee

10

 

 

 

 

  • In case of modifying the registered real estate data, AED 270 per unit

The fee Type

The fee amount

Real estate ownership fee

250

Knowledge fee

10

Innovation fee

10

 

 In addition to AED 5000 to be added in case of issuing maps for the joint area.

  1. Ownership title (s) of the units.
  2. NOC from the developer or the owners' association.
  3. NOC from the bank in case of a mortgage.
  4. A copy of the planning drawing approved by the planning authority and the engineering file of the unit.
  5. A letter from the landlord or the developer to allocate the parking lots for the separated units.
  6. A copy of the certificate of completion of construction works on the site.
  7. Paying the survey fees of AED 620 per unit.
  8. After the completion of the survey, the data are processed and a report of separation or attachment is prepared to provide the service through the Real Estate Services Trustees centers.

By checking the area in the contract and the registered area (compared to the engineering drawings if available) and then directing the investor to the Legal Affairs Department for consultation.

The area is checked using the engineering drawings, if available, and compared with the data registered in the preliminary registration system and then with the area stated in ​​the sale contract followed by directing the investor to the competent department in the RERA, the registration services department or the legal affairs department.

By checking, through the department, whether the data are available and have been updated and requesting the developer to update the parking lots or providing us with a letter confirming the parking lots. In case there is a difference, the investor shall be directed to the competent department in the RERA, the registration service department or the legal affairs center.

  1. The ownership title of the unit.
  2. NOC from the developer or the Owners' Association.
  3. A letter from the bank in case the parking lot or the store is included within a mortgaged building or if it is purchased from a mortgaged unit.
  4. A copy of the unit contract in the case the parking lot or the store is included within the contract or the purchase contract of the parking lot or the store.
  5. In case of purchase, the payment of 4% of the value of the parking lot if it was at the same market price or more.
  6. Ensuring that the parking lot or warehouse is not assigned to another unit
  7. Providing a report to amend the real estate data and paying the fees through the Real Estate Services Trustees centers or customer happiness department.
  • The ownership titles of units.
  • NOC from the developer or the Owners' Association.
  • A letter from landlords to change the parking lot or the stores.
  • Ensuring that the parking lot or store is not allocated to another unit.
  • Providing a report to amend the real estate data and paying the fees through the Real Estate Services Trustees centers or customer happiness department.

By access to the DLD website (http://www.dubailand.gov.ae/) - Real Estate Regulation - Tracking the status of projects.

The service is to identify the percentage of completion of real estate projects. It is provided by applying for inspection on the project by the developer or investor for several purposes depending on the technical report issued after the inspection of the project and the percentage of completion.

 

The service is provided to the developer through the developer portal system, the Real Estate Services Trustees centers or customer happiness department for investors, real estate experts or others who desire to request a technical report by filling the form of “request for technical report" and paying the service fees of AED 15,070 in advance. The Survey department will receive the application and send a letter to preview / audit the project and issue the report to be delivered to the applicant.

A rental registry in the Survey Department is made if the real estate is located within freehold areas only.

If  the real estate is located within the real estate development areas affiliated to one of the developers, the developer is contacted to provide us with the relevant data or through the landlord directly through e-mail (ejari.survey@dubailand.gov.ae)

  1. The preliminary approval from the Economic Department.
  2. Trade name reservation certificate.
  3. Lease contract.
  4. Approved plans for interior decoration works.
  5. Certificate of completion of interior decoration works.
  6. Survey fees (AED 2020).

The real estate escrow account is a bank account of a real estate project in which the amounts collected from purchasers for the units sold off the plan (on the map) or from the financiers of the project are deposited.

 The escrow account aims to regulate the building and construction processes of the units sold on the map guaranteeing investors' rights. The provisions of the law apply to the developers (all real estate developers in Dubai, without exception), who will sell real estates on the map of the projects in the Emirate of Dubai and, in return, receive payments from the purchasers or financiers.

The escrow account law applies to all real estate developers working in the Emirate of Dubai, without exception, who sell units on the map and in return receive payments from the purchasers or investors and from the financiers of the project.

Visit the DLD website at the link below to learn more about the approved financial institutions:

https://www.dubailand.gov.ae/Arabic/services/Eservices/Pages/Account-Trustee.aspx

The law applies to all the projects that have been sold on the map and the law gave a period of 6 months since its issuance to all developers to adapt their situation in line with Law No. 8/2007 on escrow account for real estate development.

Contact the Real Estate Development escrow account department through:

          Email: trust.care@rera.gov.ae

          Phone: 04/2030555

          For more information, please visit:

          http://www.dubailand.gov.ae/Default.aspx

  • In case the project has not started and is under cancellation:

          Please note that the DLD does not have the power to terminate any contract between the developer and the investor upon the request of the investor. In this case, if the investor is desirous to terminate the contract with the developer, it should report to the relevant real estate court and the role of the DLD here is limited to reconciling the parties and settling the dispute amicably without making decisions, or intervening in resolving the dispute.

 

  • In case of canceled project:

          The account shall be transferred to the project liquidation department, which in turn, shall require the developer to return the amounts paid to the investors within 60 days from the date of the cancellation decision. If the RERA sees reasons for delay, this period shall be extended. If the developer does not comply, the case shall be referred to the court to ensure the rights of the investors.

 

  • In case the project completion does not exceed 5%, most of the amounts paid to the escrow account and the investor desired to recover the amounts of the account through the RERA, noting that the developer did not and shall not construct the project:

 

  • The developer shall be to what is stipulated under the first case.
  • In case the project is cancelled and the investor desired to recover its own amounts, it must recourse to the court.
  • In case the project is under cancellation or canceled for more than a year and there is no clear answer about the announcement of such projects nor the investors' status towards such projects:

 

  • In case of the canceled projects: The senior management will answer due to the existence of reservations on the announcement on the canceled projects, the Real Estate Court shall be referred to in case the project is referred to the Real Estate Liquidation Committee in Dubai Courts
  • In case of the under cancellation projects: At this stage the project has not been canceled yet and the process is passing several steps and procedures before making a cancellation decision (such as filing a grievance, the committee will consider the grievance and then submitting its statement on which the necessary action will be taken). Such process may take a minimum of 3 months, due to the formation of a Committee for reviewing the incomplete projects, a report is submitted to the Committee to consider and inform the possibility to proceed to the cancellation and initiate the liquidation procedures.

 The liquidation department begins its role when the project status is canceled upon the request of the developer and / or the project status is canceled and not under cancellation, on the basis of which the liquidation department recovers the amounts from the escrow account and deposited them in the trusts account of the DLD to be distributed to the beneficiaries, either in full or in specified percentage as availability in the account.

The RERA periodically monitors the progress of the construction works in the project and in case  the project is suspended or the progress is very slow, the developer shall  be addressed and given a time to rectify the status of the project while in the absence of commitment and lack of reasons justifying the suspension of construction or poor completion as well as failure to provide justified reasons for, the project cancellation procedures are initiated according to the procedures approved by the RERA.

RERA conducts periodic reviews of the status of the projects listed in the Register where the developers have already been addressed to update the project technical data in terms of (expected completion date) and completion percentage, and shall charge developers to pay a technical report fee for the projects whose technical report has expired (3 months from the last technical report).

The period is indefinite when all documents, amounts and merited persons are available and each project takes its turn in the list order.

Since the schedule of payments is linked to the completion percentage, the investor is entitled to, upon receiving a request for payment by the developer, to specifically know the current completion percentage of the project made by the developer through a letter (from the project consultant approved by the DLD) or otherwise, the investor will not be required to pay unless it is sure that the project has reached the stage or the completion percentage specified in the schedule of payments agreed upon between the parties.

 

The investor can track the progress of completion percentage through the DLD official website (projects tracking service) or the smart application.

The investor has the right to get a report on the completion percentage prepared by the technical auditor of the RERA after paying the auditor’s auditing fees of AED 15,000 per real estate unit - Villa of the investor.

Please note that the DLD does not have the power to terminate any contract between the developer and the investor upon the request of the investor. In this case, the investor who is desirous to terminate the contract with the developer, it should recourse to the relevant real estate court while the role of the DLD here is limited to reconciling the parties and settling the dispute amicably without making decisions, or intervening in resolving the dispute.

In such projects, the DLD and the RERA intervene to protect the rights of the parties and complete the project.  

All laws issued provide for penalties against developers who violate the laws and regulations related to the real estate development.

It is a bank account of the real estate project in which the amounts deposited by the purchasers of the real estate units sold off plan (on the map) or the amounts to be deposited by the project financiers or by the developer.

The developer must complete the form regarding “Developer Registration and Project Approval” and submit the required documents. After the project is approved by RERA at the escrow account department, the escrow account will be opened by the account trustee as per the project approval certificate.

 

Currently, the procedure is automated by granting the developer access to the system after being approved as a real estate developer listed in the Real Estate Developers Register. Applications are reviewed and verified that all registration requirements are met to approve the project, then allowing it to automatically open the escrow account and choose the survey company to upload the real estate units of the project.

A bank or financial institution licensed by the Central Bank of the United Arab Emirates to receive third party deposits and operation in Dubai acting as an "account Trustee". Such bank or the financial institution must be approved by RERA. The depositor having the proposed escrow account must enter into a written agreement with RERA stating the terms and conditions, accordingly, the depositor shall have an escrow account with the escrow account department.

Yes, the bank or the financial institution can act as the account trustee and provide finance for the development of the real estate project.

All amounts received from purchasers of the real estate units (sold on the map) (including funds received from their companies who entered into a mortgage) as well as the finance amount for developing the real estate must be deposited into the project escrow account.

As a rule, the payments can only be made by the escrow account to pay to contractors, consultants and marketing involved in the project. Not all expenses incurred by the developer regarding the project are eligible to be paid by the escrow account. For example, only 5% of the total sales can be used for marketing a project.

The written agreement between the developer and the escrow account trustee provided for the details of the main construction stages required to be completed on site for the purpose of releasing payments from the escrow account. The project manager of the developer will notify the escrow account trustee when a key stage is completed and will submit a request for payment to the service providers. The engineer of the escrow account trustee will visit and audit the project and confirm whether the main stage of construction has been completed. Once this is met, the escrow account trustee will release payments from the escrow account to make payments to service providers.

Article 14 of the law requires the escrow account to retain 5% of the total amount paid into the escrow account for a period of one year after the project completion. The purpose of the 5% amount is to replace the escrow amount so that the developer or the contractor will promptly and effectively remedy the real estate defects that are evident upon completion or that may become apparent within one year after delivery in a proper manner. The law is in force since June 28, 2007 upon publishing in the Official Gazette.

Yes, all payments received from purchasers must be paid into the escrow account.

The law was enacted to maintain control of Dubai's real estate market, regulate construction and sale of real estate units (on map) for guaranteeing the rights of purchasers.

The law applies to all projects announced before / after publishing the law in the Official Gazette. In some cases, the developer should be excluded from opening the escrow account, especially for projects that have advanced in completion percentage and where there are no problems facing such projects or investors. The exemption remains within the jurisdiction of RERA.

The escrow account must be opened in the name of the project and should be used only for the purposes of developing the real estate project. The amounts deposited in the said account shall not be withheld in favor of the creditors of the developer.

The entities concerned with the application of real estate license laws are the companies or institutions engaged in any real estate activity, whether licensed by RERA, the Economic Department or the Free Zone in the Emirate of Dubai.

The broker is an individual who holds a commercial license in real estate brokerage activity, registered in the register of brokers to execute real estate activities in the Emirate of Dubai, and is allowed thereof to conclude and complete transactions or contracts for a specific fee agreed upon with the client in advance.

 

 There are two categories of brokers (broker for selling the real estate / broker for renting the real estate). The broker must be registered in the register of brokers and hold a broker card issued by RERA. The role of the broker is processing the sale matters between the landlord and the purchaser or the landlord and the tenant for a specific commission from both parties.

Individuals can obtain a real estate broker's license as per the following conditions:

  • The applicant must be a UAE or a GCC citizen.
  • The age should not be less than 21 years.
  • The real estate diploma course for non-university degree holding applicants / real estate qualification course for the university degree holders applicants shall be satisfied.
  • In case of an expatriate manager, the residence visa must be under the same real estate license.
  • Certificate of good conduct for all parties of the real estate license.

The issuance and the expiry date of the broker card is related to the expiry date of the license.

The conditions for practicing the real estate brokerage are: the existence of a real estate brokerage license, the registration in the register of brokers to obtain the certificate of registration of the office and obtaining a broker card in addition to adherence to the rules and regulations.

No one shall be entitled to practice the real estate brokerage profession unless it applies for a license to practice the profession to the competent authority in RERA.

The contract must be clear regarding the parties' data, whether the seller or the purchaser or the real estate data, the amount agreed upon, the commission rate and the date of registration of the real estate in the DLD (there are samples of the contract available on the website).

There are two categories of real estate brokers: broker for renting real estates and broker for selling and purchasing real estates. All the real estate brokers are classified according to the application criteria as follow: Golden, Silver, Bronze, and General Categories.

The office is automatically registered when issuing the license and there is no need to submit an application.

A renewal application shall be submitted through a licensing system attaching a copy of:

  • Personal Photo.
  • A copy of valid passport with the file for UAE citizens / residence permit for expatriates.
  • Renewal fees of AED 510.
  • Certificate of qualification, in the second stage.

There are no requirements for renewal of the license. Apply directly to renew the license to the licensing entity or the economic department.

  • A copy of the license.
  • The renewal application is submitted at the Economic Department and the transaction will be electronically approved by RERA officer.

The license is issued by the Economic Department as per the conditions of RERA. The issuance of the license takes from one to two days in case of fulfilling all the documents as issuing the office certificate is made along with the license and for the broker card within 24 hours to 48 hours in  maximum.

Yes, it is required, for additional branch license, the following conditions should be fulfilled:

  • Number of brokers in the main office should not be less than 15.
  • The establishment and all its employees must be registered at RERA.
  • The fees for practicing the activity 5000 AED annually.

The conditions for adding a manager or partner in a real estate brokerage license are:

  • The age of the manager or partner must not be less than 21 years.
  • Passing the real estate qualification course for university degree holders / diploma course for non-university degree holders.
  • A certificate of good conduct.
  • The manager's residence visa must be under the same license.
  • It must not be a partner or manager in any other real estate brokerage license.

By fulfilling the following conditions:

  • Passing the real estate qualification course.
  • A valid certificate of good conduct.
  • A personal photo.
  • The residence visa must be under the same license.
  • The card fees of AED 510.
  • A copy of the passport with a copy of the residence permit.

Any person has is entitled to obtain a real estate broker license upon satisfaction of the required conditions.

No, no cancellation charges shall be applicable.

Pursuant to Regulation No. (85) of 2006, the broker's remunerations shall be determined in accordance with the agreement. In case the commission is not specified in the agreement, the prevailing norms shall be applied.

To cancel the brokerage license, an application to be submitted to the licensing authority and then submit the cancellation application in a Trakheesi (MyLicense) System.

There is no specific duration.

Yes, subject to the approval of the Ministry of Labor and Emiratization as well as providing the required documents.

All real estate brokers are registered at the DLD's website and through the Dubai Rest smartphone app.

In case of a contract between the landlord or the purchaser with the broker is exclusive with one broker, more than one broker is not permitted, but if the agreement is not exclusive with one broker, more than one real estate broker can be contracted with.

The right of the broker to claim his remuneration shall be forfeited if its works for the other party in a manner inconsistent with the interests of such party it represents, or if it accepts a promise from the other party to receive interest in time or circumstances where good faith and the Code of Ethics are not applied or if it is found that the broker is not licensed by RERA.

As per the Regulation No. 85 of 2006, drafting of the reply shall be in accordance with the provisions of Regulation No. (30) and Regulation No. (85).   If the brokerage contract is terminated, the broker may claim its remuneration in accordance with the agreement stipulated in the loss of brokerage unless serious fraud or error on its part is proved.

In the event that the broker's directives or negotiations do not result in the signing of a contract between the parties, the broker shall not have the right to claim any expenses or costs incurred unless the brokerage contract provides otherwise.

In the event that more than one broker participates in negotiations for one party for the purpose of reaching an agreement and such action has led to the finalizing  the agreement, the brokerage fees shall be calculated for all as one broker and the remuneration shall be shared among them in accordance with the terms of their contract.

However, if one party contracted with several brokers independently on one matter and one of the brokers succeeded to complete the transaction, it will be entitled to have the full remuneration.

The penalties that apply to brokers violating the conditions vary; in some violations, the company may be warned; in case of repetition a fine is sentenced; and in some violations a fine is directly imposed. There is a mechanism in which the black points are applied to the office and the broker.

The broker's registration shall be abrogated from RERA's registers by a decision issued by the Director in the following cases:

  • If it commits a fundamental breach to the applicable laws and directives of the Emirate.
  • The broker is entitled to file a grievance against the cancellation decision within fifteen days from the date of notification of the cancellation decision.

The broker shall lose the real estate broker license in the following cases:

  • If the broker leaves the real estate brokerage business permanently.
  • If the broker leaves the real estate brokerage business for more than twelve consecutive months without a legitimate excuse acceptable to the Committee.
  • In case of providing wrong information when applying for a license.

Obtaining a permit from RERA to advertise real estate projects is mandatory; otherwise, the developer would be exposed to legal accountability.

Communication with the Real Estate Licensing Department is as follow:

It is an electronic system on the DLD website allowing licensed brokers to book an appointment for their clients to register their transactions in the DLD.

  • To have full legal capacity
  • To be a landlord resident in the joint real estate
  • Be of good conduct
  • Be committed to pay the service and usage charges
  • Attending the meetings of the Landlords Committee and participating effectively in its sessions

It is an individual establishment or company approved by RERA, which manages the joint facilities, joint real estate or common areas in accordance with the provisions of Law No. 6 of 2019 on ownership of joint properties in the Emirate of Dubai. It includes the developer, Management Company or hotel project Management Company as the case may be.

The annual financial compensation collected from the owner to cover the expenses of management, operation, maintenance and repair of the joint property.

The annual financial charges collected from the landlord or sub-developer for the management, operation, maintenance and repair of common facilities.

The fees levied on the landlords of real estate units in jointly owned projects for the operation and management of the common areas.

 

          They include: -

  • Service charges (such as: security, internal and external cleaning, etc.).
  • Maintenance charges (all types of maintenance contracts).
  • Facility consumption bills (electricity, water, air conditioning).
  • Administrative fees.
  • Insurance premiums.
  • Master development community charges (usage charges).
  • Reserve charges (in accordance with the law, an annual sum is collected for emergency and major repairs after a long period of time).

The landlord's share of the common  services charges is calculated according to the area owned by the landlord in its title of the real estate unit after distributing the total cost of the common  services charges to all the landlords of the real estate units in the project each according to the area owned by itself (The owner can also obtain the pricing of the cost of common  services charges approved by RERA from the DLD website by multiplying the common  services charges index by the unit area of property  and get the total common  services charges approved by  RERA).

The budget allocated for the service or usage charges shall be approved by RERA after being approved by one of the chartered accounts auditing offices approved by RERA.

Yes, the service and maintenance charges vary from project to another depending on the type of services provided in the building and the size of the common areas.

No, the developer or the project manager is required that the common service charges to be approved by RERA before claiming the same from the landlords.

They can report to the building management company (the developer or the management supervision company of the owners' associations).

By visiting the website of the DLD website, www.dubailand.gov.ae

          Following these steps:

          Select the e-Services _ DLD Institutions _ Real Estate _Search _Service and Maintenance charges  Index _Click on Service Link _Start Service _Enter the main project name, project name, usage and fiscal year _ click on search the fees _ the results.

          If additional information is requested, please contact the competent employees in the Owners' Associations regulation department:

The payment of services charges fees are paid into the accounts approved by RERA through receiving the customer an e-mail and a text message from the electronic system of the Owners' system

The management company is the responsible entity for the management of the association affairs and all the matters related to the management of the building, the maintenance of common facilities in high quality and receiving and solving the inquiries and complaints of owners as well as coordinating the matters in the maintenance of facilities or those in between two units.

In case of the tenant: Visit the Rental Disputes Settlement Center to file a complaint for an immediate judge award to reinstate the service.

 

In the case of the landlord: Report to the manager of the association requesting to reinstate the service, and in case of rejection: Submit a complaint with the supporting documents to the e-mail oacomplaints@rera.gov.ae

 

The company is registered by following these steps:

  1. Visit the website of the Owners' association system (Mollak system ) mollak.gov.ae
  2. Select registration with Owners' association system (registration of the activity of management services for the Owners'associations).
  3. Fill in the e-form.

Yes, the application for a real estate residency visa is available to the Cube Center affiliated to the Real Estate Investment Promotion and Management Sector at the DLD for real estates worth a price exceeding AED 1 million.

It is a service center where all the procedures for issuing residence visa under the real estate's sponsorship, such as printing applications, medical examination, health insurance and procedures of the General Directorate of Residency.

There are two types of real estate residency visas, the first: a 3-year residency visa for the real estates worth AED 1 million and above, and the second: a 5-year residency visa for the real estates worth AED 5 million.

  1. A copy of the real estate ownership title.
  2. A copy of passport with UAE entry stamp.
  3. Personal photo.
  4. Photocopy of the current valid visa.
  5. Certificate of good conduct from the General Directorate of Investigations and Criminal Research - Dubai Police main building (after obtaining …)
  6. In case the real estate is mortgaged, bring a NOC to issue the residency visa on a real estate from the bank in Arabic and a stamped mortgage account statement.
  7. A DEWA bill if the real estate is a land on which a villa is constructed or a copy of the rental contract if rented.
  8. The 3 years visa fees amount to 16 thousand dirhams.
  1. Real estate ownership certificate.
  2. Passport copy.
  3. Personal photo.
  4. A copy of the current residency permit or visa.
  5. The 5 years visa fees amount to AED 2.215.

The following numbers are for communication with Cube Center: 042030668 - 042030635 -0202030633

 Email: dld-taskeen@dubailand.gov.ae

The official working hours of Cube Center are: 8 am to 3 pm.

Yes, any real estate developer can contact the Real Estate Promotion Department to participate in the real estate promotion plan

 Talal Al Suwaidi - phone No. 042030645 tsuwaidi@dubailand.gov.ae

 Fayrouz - phone No 042030697 firoz.thylan@dubailand.gov.ae

Rental registration system (Ejari).

Yes, there is a standard lease contract that includes all the data required for registration and model conditions in addition to the possibility of additional special conditions. A copy of the standard lease contract can be obtained through Ejari website.

By visiting the DLD , www.dubailand.gov.ae , then accessing the e-Services, select the rental increase calculator, and then enter the rental details to see the percentage of increase in the rental value.

The rental index is indicative and not mandatory for new lease contract, but is mandatory in case of dispute between the contracting parties to determine the percentage of increase in rental value when renewing contracts.

By visiting the DLD website www.dubailand.gov.ae , then accessing the e-Services, select the Ejari  system, select a new user and category and follow the instructions provided.

  1. Users registered in the Ejari system.
  2. Trustees of real estate services
  3. Smart application.

The Dubai REST app helps tenants and landlords submit Ejari management requests, including registration, renewal, and cancellation.

The application can be downloaded from the App Store or Google Play by searching for Dubai REST on iOS or Android devices. Upon launching the application, a list of preferred services will appear, and users would be able to specify the activity, whether they are owners, tenants, one of the companies working in the field of evaluation, brokerages, etc.

The application can be accessed either through the Emirates ID card number, title deed, phone number, or even the Emirates permit. If you have not previously registered in the system, you will be asked to select your sign-in method after which an OTP (one-time password) will be sent to you via your mobile phone to verify your identity. Once received, the user is asked to enter the password to complete the requested operation.

All of these required operations may be performed through the Dubai REST application. To gain access to these services easily, you must download the application from the App Store or Google Play by searching for Dubai REST on iOS or Android devices.

The application enables tenants and landlords to submit requests to manage Ejari contracts, including registration, renewal, and cancellation of contracts. The process of entering the ID or mobile phone number should completed to obtain the verification number via text message to perform the required services, whether the user is the owner or the tenant.

Owners must update their data and log into the app to manage their properties. Owners are also required to use the Ejari system (https://ejari.gov.ae/) to register and manage their Ejari contracts via the below registration link:

https://ejari.gov.ae/RegistrationForms/OwnerRegistrationRequest.aspx

Customers can monitor the status of their requests through the Dubai REST app or by visiting real estate trustee centres. Customers can also contact support@eres.ae  to follow up on submitted requests. 

If the owner is not in the UAE, the owner can appoint a representative from the management company to contract on their behalf. The owner can also resort to the Dubai REST application, provided that the contact information registered in DLD’s system is correct and up to date.

Real estate owners are now able to update their data through the call centre by calling 8004488, and centre employees are also able to provide customers the required services quickly and easily to ensure their happiness and save their time and efforts.

Registered owners can only update their contact information through the app, which comprises their mobile phone number and email. For other services, owners can rely on DLD’s various technical support channels.

Dubai Land Department provided a number of electronic payment options that owners can benefit from to pay their service fees, including through the escrow account via the Mollak website (http://mollak.gov.ae/), which can be relied upon with complete confidence and reassurance as it features a user-identity verification feature to prevent any breaches of privacy; thus preserving users’ money.

You can view all the channels for paying services fees through the below website: https://mollak.gov.ae/publicpages/service-charge-payment.html?dir=ltr

The completion status of real estate projects in Dubai (free zones) can be tracked by entering the plot number, project number, or project name. Users will gain access to a lot of data, including a project’s percentage of completion and its status, in addition to plans that a developer may highlight. To benefit from this service provided by Dubai Land Department, you can use the link: https://dubailand.gov.ae/ar/eservices/real-estate-project-status-landing/real-estate-project-status/

The owners’ data can be updated through the following channels:

  • Contacting the call centre at 8004488
  • Sending an email to support@eres.ae
  • Visiting real estate service trustee offices

The request for a certificate of owned property (to whom it may concern letter) allows customers to register the request while meeting the requirements of real estate management. Based on the request, the customer needs to specify the authority to which the certificate will be presented as well as present the original ID card.

For more information, please visit https://dubailand.gov.ae/en/services/service-directory/request-for-a-certificate-of-owned-property-to-whom-it-may-concern/#/

The request for real estate valuation service allows customers to register a request for valuation of all kinds for different types of lands, housing units, commercial and industrial buildings, and villa complexes among others. This service is provided by the Real Estate Valuation Department.

For more information, please visit https://dubailand.gov.ae/en/services/service-directory/request-for-real-estate-valuation/#/

The request for a map of a property provides access to the types of maps approved by the Survey Department at DLD. In case of requesting the sub-division or amalgamation of land plots and issuance of maps, the request will be referred to the GIS Team to verify the planning information of the original, new, or sub-divided land plots based on the information provided by the planning authority. Required documents include a copy of the land title deed or copy of the map or land number, a letter from the owner (in case the owner does not attend), and an original emirates id card.

For more information, please visit https://dubailand.gov.ae/en/services/service-directory/request-for-a-map/#/

DLD, with the help of its members who are have experience with the latest modern technologies, succeeded in developing the Mollak system as part of its efforts to strengthen the real estate sector and provide the best services at the highest levels and international standards.

The Mollak system is a global first-of-its-kind system that provides a new and integrated approach to regulate, monitor accounts related to service charges, and provide support services for all parties involved in jointly owned properties in Dubai. The system applies to a range of stakeholders in the management of jointly-owned properties and operates within the databases of real estate unit owners and that of real estate units registered and approved by DLD wherein users may not edit its data or content.

The system includes innovative features and succeeded in attracting customers from owners of jointly owned properties to manage their projects easily and quickly. It also helps simplify the registration of properties, standardise their regulatory processes, increase transparency in the real estate industry, increase investor confidence, and streamline the service-charge collection process by coordinating with DLD records to ensure accuracy and accessibility of property records and the owners’ database. The system also provides a consolidated database to store and update all pertinent records, which leads to promoting sustainability in the real estate environment.

The broker’s course is currently only being held online and is priced at AED 3,000. Starting July, it may be attended physically. The course comprises 21 abridged training hours, whether attended online or in person.

Registration and payment for all courses is done through Dubai Real Estate Institute's website www.drei.gov.ae, where it is possible to register in an electronic or actual course, or commit to self-education through material and videos made available for the trainees to improve upon themselves. In addition, DREI's courses are available online upon request.

The video call service has been modified and activated. If the call is from within the UAE, the video call is registered through the real estate registration trustee’s office and is saved. Though the disbursement instruction form is initially approved along with its requirements, its process will need to be applied electronically.

If the call is from outside the country, an email must be sent that includes the property details, the amount of the sale, and the seller’s information, including ID cards, passports, and bank accounts to the centre’s directors. After completing our internal procedures, the office will receive the approval to register by email, and the video call will be recorded by the Real Estate Registration trustee’s office and saved.

The disbursement instruction form is then approved with its attached requirements to be applied electronically. In the event of any error in a number or a letter in the form, the period of time to complete the procedure will be calculated from the date when the error was amended.

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