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.
You can do so by visiting Dubai Land Department’s website - Real Estate Regulation - Tracking the status of projects.
The escrow account law applies to all real estate developers working in Dubai and those who sell units off-plan, and, in return, receive payments from purchasers or investors as well as from the financiers of the project.
You can visit Dubai Land Department’s website through the link below to learn more about the approved financial institutions
The law applies to all the projects that have been completed and sold off-plan. The law provided a period of six 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.
You can contact the Real Estate Escrow Account Department through:
Email: trust.care@rera.gov.ae
For more information, you can visit the website: http://www.dubailand.gov.ae/Default.aspx or the Dubai REST app.
If the project has not started and is under cancellation:
Please note that Dubai Land Department does not have the authority to terminate any contract between the developer and the investor at the request of the investor. In this case, the investor wishing to terminate a contract with the developer should go to the real estate court under that jurisdiction, and Dubai Land Department’s role here is limited to reconciling the two parties and settling the dispute amicably without deciding or interfering with the issue of termination.
If the project is cancelled:
The account is transferred to the project liquidation department, which in turn requests the developer to return the amounts paid to the investors within 60 days from the date of the cancellation decision. If the Real Estate Regulatory Agency deems that there are reasons to postpone, this period will be extended. In the event that the developer does not comply, the matter is referred to the court to guarantee the rights of the investors.
If the project completion percentage does not exceed 5%, with most of the amounts deposited in the escrow account, and the investor wants to recover the amounts in the account through the Real Estate Regulatory Agency, knowing that the developer has not and will not build the project:
What was mentioned in the first case applies here
If the project is not cancelled, and the investor wants to recover the amounts paid, that investor must resort to the court.
If the project has been under cancellation or has been cancelled for more than a year or so, and there is no clear answer about the announcement of these projects, nor about the fate of the investors in those projects:
In the case of cancelled projects: The customer should refer to the top management because there are reservations about announcing cancelled projects, and the real estate court is contacted if the project is referred to the real estate liquidation committee in Dubai courts.
If the project is under cancellation: At this stage, the project has not yet been cancelled, and the process goes through several steps and procedures before reaching the cancellation decision, such as submitting a grievance, looking into the grievance, and then submitting its statement upon which the necessary action is taken. This process may take at least three months as it requires the formation of a committee to consider incomplete projects, and a report is submitted to the committee to consider and inform the possibility of proceeding with the cancellation, starting the liquidation procedures.
The liquidation section begins its role when the project status is cancelled at the request of the developer or if the project is cancelled and not under cancellation. On this basis, the liquidation section retrieves the amounts from the escrow account and deposits them in Dubai Land Department’s trust account to be distributed to the beneficiaries, either in full or in proportion, depending on the amount available in the account.
The Real Estate regulatory Agency monitors the progress of construction works in the project periodically, and if the project is stalled or the development is very minor, the developer is contacted and given a period to correct the project status. In the event that the developer does not comply and there are no reasons justifying the stoppage of construction or poor achievement, procedures for cancelling the project will be initiated according to the procedures approved by RERA.
The Real Estate Regulatory Agency undertakes a periodic review process for the status of the projects listed in the register and addresses the developers to update the technical project data, in terms of (expected completion date) and completion rates by obliging the developer to pay a technical report fee for projects for which the technical report has expired (three months from the date of the last technical report).
The period is indefinite in the event that all the documents, amounts and eligible persons are available, and each project takes its turn in the arrangement.
Since the schedule of payments is based on completion rates, the investor has the right upon receiving the payment request from the developer to know the current completion percentage of the project by the developer specifically through a letter (from the project consultant approved by Dubai Land Department), otherwise the investor will not be obligated to pay, unless it is confirmed that the project has reached the stage or percentage of completion specified in the schedule of payments agreed-upon between the two parties.
An investor can track the progress of completion percentages through Dubai Land Department's official website (project tracking service) or through its smart application.
The investor has the right to obtain a report showing the percentage of completion, and it must be prepared by the technical auditor at the Real Estate Regulatory Agency after paying the auditor's audit fee of AED 15,000 for the real estate unit or the investor's villa.
Please note that Dubai Land Department does not have the authority to terminate any contract between the developer and the investor at the request of the investor. In this case, the investor wishing to terminate the contract with the developer should go to the real estate court under that jurisdiction, and Dubai Land Department’s role here is limited to reconciling the two parties and settling the dispute amicably without deciding or interfering with the issue of termination.
In the case of such projects, Dubai Land Department and the Real Estate Regulatory Agency will intervene to protect the rights of the parties to complete the project.
All laws issued stipulate penalties against developers who violate the laws and regulations of real estate development.
The developer has to fill out the form regarding developer registration and project approval and submit the required documents. After approval of the project by the Real Estate Regulatory Agency represented by the Real Estate Development Escrow Accounts Department, the escrow account will be opened by the account trustee based on the project approval certificate.
Currently, the procedure is done automatically by granting the developer the authority to enter the system after being approved as a real estate developer listed in the real estate developers registry. The submitted applications are reviewed and all registration requirements are met to approve the project. The developer will then be automatically allowed to open an escrow account and choose the survey company to submit the real estate units of the project.
Any bank or financial institution licensed by the Central Bank of the UAE to receive third-party deposits, and that is operating in Dubai as an account trustee, provided that these entities are approved by the Real Estate Regulatory Agency. The depositor with the proposed escrow account must enter into a written agreement with the Real Estate Regulatory Agency, stating the terms and conditions. Under it, the account trustee manages the escrow accounts.
Yes, the bank or financial institution can act as account trustee and provide financing for the development of the project.
All amounts received from buyers of real estate units sold off-plan (including money received from their partners who entered into a mortgage with them) are deposited in the project escrow account, as well as the amount of financing for the development of the property.
As a general rule, payments made from an escrow account are only for payments to the contractors, consultants and marketing involved in the project. Not all expenses incurred by the developer in connection with the project are eligible for payment from the escrow account. For example, only 5% of total sales can be paid for project marketing purposes.
The written agreement concluded between the developer and the account trustee contains details of the major construction stages that are required to be completed on the site for the purpose of releasing payments from the escrow account. The project manager at the developer informs the account trustee when a milestone is completed and submits a request for payment to the service providers. The account trustee engineer visits the site and checks the project to ensure the completion of the main construction phase. Upon verification of this, the account trustee is authorised to disburse payments from the escrow account to make payments to service providers.
Article (14) of the Escrow Account Law requires retaining 5% of the total amount paid in the escrow account for a period of one year after the completion of the project, as a guarantee that requires the developer or contractor to address defects in the property promptly and effectively, which are clear upon completion, or which may appear within one year after handover. The law became effective on June 28, 2007 when it was published in the official newspaper.
Yes, all payments received from buyers must be paid into the Escrow account.
The law was passed with the aim of controlling the real estate market in Dubai, and to regulate construction and sale of off-plan real estate units in order to secure the rights of buyers.
The law applies to all projects announced before or after the law was published in the official newspaper. In some cases, the developer can be excluded from opening an escrow account, especially for projects that have come a long way from the completion rates, and in which there are no problems facing projects or investors. Granting the exception remains within the jurisdiction of the Real Estate Regulatory Agency.
The escrow account must be opened in the name of the project, and used only for the purposes of developing the real estate project. The sums deposited in the aforementioned account may not be withheld in favour of the developer’s creditors.
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/en/eservices/real-estate-project-status-landing/real-estate-project-status/
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 transacted according to the law. The bank and developer shall be committed to ensure that the purchasers fulfilled their contractual obligations towards the developer obtain the title deed upon completion of the real estate project.
A mortgage can be transferred from one financier to another, provided that a No Objection Certificate is obtained from the bank.
An application can be submitted to register the contract with the Real Estate Registration Assurance section at Dubai Land Department, supported by all documents that support the application.
In case of a developer:
In case of an initial registration
In case of the final registration (issuance of title deeds)
In case of a landlord who wants to issue ownership title to a building or villa but does not have an escrow account
Having an agreement with one of the survey companies approved by DLD.
Providing engineering drawings approved by the planning authority.
The assigned survey company shall make a request to survey the building or the villa using the company survey system.
Preparing the engineering data and drawings as per the engineering standards required by the survey company approved by the Survey department at DLD.
Uploading the engineering data and drawings through the survey system of survey companies
Paying the approval fees by the landlord through the e-link sent to the e-mail registered in the application.
Paying the final fees, handled by the developer, through the developer portal after being approved by the buildings and joint-area department.
In the event that the parties to the land-owning company differ from the parties to the development company
Upon 100% completion of the project according to the result of the technical report
Through the self-registration system OQOOD
Through the self-registration system OQOOD
After completing all registration procedures and obtaining the accreditation certificate
By submitting final building permits
By submitting a contact information update form
Requirements should be sent via email
No, there isn’t
Yes, it is possible
By submitting a building permit
Through the TAS self-registration system
It is the bank account of the real estate project in which the amounts are deposited from the purchasers of the real estate units sold off-plan or the sums that will be deposited by the project financiers or by the developer.
The Rental Disputes Center is a judicial system specialized in settling all rental disputes that arise between landlords and tenants in properties located within Dubai.
You can call us on 8004488 or send us an email to info@dubailand.gov.ae
You can call us on 8004488 or send us an email to info@dubailand.gov.ae
Yes, you can add new requests to the lawsuit before booking a case for judgment.
You can log into your account on www.dubailand.gov.ae and then search for a case
No, you do not need to visit Dubai Land Department to activate the account. You can do so via the e-mail registered with the account.
Creating an account on the Rental Disputes Center’s system is free of charge.
To recover your password on the Rental Disputes Center’s system, you need to visit the ‘Forgot Password’ page, and provide the below information:
This is possible for anyone who has an active account or by creating a new account on the Rental Disputes Center’s system through supporting documents and logging into the account.
You can log in to your account on www.rdc.gov.ae and search for a claim. In the event that a claim does not appear on the board, you can consolidate your information by sending a mail to csd-rdc@dubailand.gov.ae
You can call as at 8004488 or send an e-mail to support@dubailand.gov.ae
You can register a lawsuit on the Rental Dispute Center’s system by following these steps:
After the electronic verification of the transaction is completed, you will be required to settle the fees
The legal notice of property eviction is sent through the Notary Public operating in the country or registered post.
It can be sent at any time during the contract.
Eviction and rent increase cannot be merged in a single notice.
The Arabic language is adopted in the sessions with the presence of an interpreter.
Yes, the lawsuit can be lodged.
Only half a fee for a dispute (conciliation) lawsuit can be refunded.
It depends on the agreement between them and what the contract stipulates.
Fees can be paid or deposited electronically on the portal (Pay Fees and Deposits) using debit/credit card, Noqodi, or Al –Ansari Exchange.
Yes, they through the ‘Offer or Deposit’ motion subject to the approval of a judge.
By enforcing the Judgement 15 days after its issuance in case no appeal is filed. If the defendant does not show up in any of the hearings, the judgment is notified by the latest technical means.
Same fees as that of a First Instance Lawsuit.
Offices of the Notary Public under Dubai Courts or Conciliation Department at the Rental Disputes Center by registering a dispute case – conciliation.
Yes, they are under RDC’s jurisdiction.
Through the website by logging into their own credentials
The user can delete the data of a party when the status of the lawsuit is being Amended.
The customer must first determine the plaintiff and the defendant (in person), then they must save the data, specify a representative, and choose the desired party.
2.5% of annual rent for an inspection by the RDC bailiff
If left unpaid for 72 hours.
Yes, you can lodge a case over billboards if they are immovable properties.
Yes, Property Service Trustees Centers
The customers initially have to pay AED 20, and, following the judge’s approval, they shall pay 2.5% of the lease value up to a maximum of AED 3,000.
The customers can communicate by email or phone numbers made available electronically on the relevant Execution Plaints
The Execution Defendant must first deposit the cheque in the RDC’s account with Emirates Islamic Bank, then send a copy of the payment receipt to the judgment execution officer mentioned in the electronic Execution Plaint
Yes, first, a request for instalments is made. Second, after approval, the payment is scheduled according to the judge’s decision after paying a percentage of the outstanding.
Fees can be paid or deposited electronically on the portal (Pay Fees and Deposits) using debit/credit card, Noqodi, or Al –Ansari Exchange.
A letter of undertaking from both parties to the financial obligations, a photocopy of the guarantor’s/surety’s passport, a bank account statement and a salary certificate
Log into the website through your user credentials or enter the lawsuit number on the Judicial Judgments page within the website
It is a query for rental information on the tenant or landlord through their Emirates ID numbers with the consent of the person enquiring about data available on the website and the Dubai REST app.
Yes, you can add new requests to the lawsuit before being reserved for judgment.
By visiting the website, accessing your account, and searching for the case, and then you can find the link to the hearing on the lawsuit plaint.
By filing a Petition Order
By filing a Petition Order
By filing a Petition Order
By filing a Petition Order
The debtor has to be notified of the debt through one of the means of notification. If the debtor does not respond with the fulfilment of their obligation within five days, a payment-writ request can be submitted.
The owner is not entitled to disconnect electricity and water services or any facilities from the tenant.
Final Judgments can be appealed within 15 days if the claimed amount exceeds AED 100,000. The judgments of evictions can be challenged irrespective of the value of the contract.
The owner may ask the tenant to vacate the premises over a telephonic call. He would rather ask through a Notarised notice sent by a Notary Public or registered post. The determined duration varies depending on the reason for which eviction is required.
The owner has the right to legally raise the rent only after seeking information from the Rental Increase Calculator and knowing the amount of increase allowed by area. This depends on factors such as the condition of the building, the services provided, the location of the real estate property and the age of the building. Likewise, the tenant has the right to request a reduction of the rent amount provided either party notifies the other at least 90 days before the end of the contract.
The tenant has every reason to demand compensation from the landlord if the latter evicts the former from the property due to the desire to sell or personal use, and despite this, the landlord rents it to a third party.
There are 13 cases in which eviction of tenants from leased premises may be requested, and each case has conditions and rules to be fulfilled under Article (25) of Law No. (26) of 2007 as amended by Law No. (33) of 2008 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai.
The tenants shall deposit the rent with the RDC’s treasury under an “Offer and Deposit” motion and in accordance with the procedures set out by the RDC. The landlords shall be notified to receive the rent. The tenants are deemed to have paid the rent from the date of the judge’s acceptance of such motions.
Any financial obligations stipulated in the tenancy contract and constituted as part of the rent, the deferral in paying them shall be deemed as a delay in payment of the rent. The provisions of non-payment of rent shall be applicable in such a case.
Yes, it is permitted to dispute the signatory of the cheque together with the tenant and put them jointly liable to the rental cheque amount. However, any other amounts only the tenant abides by, such as accrued rent following the claimed cheque period or end of the contract, new and not included in the cheques, the penalty for dishonoured cheques, and interest on those cheques can not be disputed with the signatory of rental cheques.
The legislator here stipulates that the tenant shall be notified of payment through a notary public or by a registered post for a period of 30 days from the date of the delivery of such notice by law.
An email request is sent to the concerned secretary to forward it to the competent judge. Following the approval, the amount shall be disbursed.
yes, you can file a lawsuit today. One of the conditions for accepting the lawsuit is that one month has passed since the notifier received the warning.
To request a payment deadline in the Rental Dispute Settlement Center system, the following steps should be followed:
1. Register in the Rental Dispute Settlement Center system.
2. Search for the specific execution file.
3. Navigate to the electronic applications field and submit a request for a payment deadline.
4. Pay the necessary fees associated with the request.
5. Once the fees are paid, submit a request to the execution judge for a decision of approval or rejection.
One of the notable cases involves the landlord’s right to evict the tenant under the following circumstances:
1. Non-payment of rent: If the tenant fails to pay the rent or a portion of it within 30 days from the date of notification by the landlord.
2. Unauthorised subleasing: If the tenant subleases the property without obtaining the landlord’s consent.
3. Unoccupied commercial property: In the case of a local commercial property, if the tenant leaves it unoccupied for 30 days or intermittently for 90 days.
The tenant is required to return the leased property to the owner in the same condition as it was when the contract commenced. It is essential for the tenant to obtain proof of the property's return to the owner. Failing to obtain this evidence could result in the lease contract being regarded as ongoing or continuous.
At the conclusion of the lease contract, the tenant has the right to reclaim their security deposit provided they return the leased property in the same condition as it was when initially received. According to the law, it is mandatory to collect a security deposit from the tenant when entering into the lease agreement to ensure the proper maintenance of the property throughout the contract period. Subsequent to the contract's termination, the landlord is obligated to return this security deposit or the remaining portion thereof to the tenant. It is important to note that comprehensive cleaning and painting of the interior walls upon the tenant's departure is typically the responsibility of the owner, as it is a customary practice and not the tenant's obligation.
"It's crucial to distinguish between two categories of maintenance in the context of real estate or its components:
1. Required Maintenance: This pertains to maintenance that directly affects the tenant's ability to fully enjoy the intended benefits of the property. The landlord is responsible for this type of maintenance. If the landlord neglects required maintenance, the tenant may have recourse options, such as terminating the contract, reducing the rent, or conducting the repairs themselves and deducting the costs from the rent.
2. Non-Essential Maintenance: This category of maintenance does not directly impact the tenant's ability to enjoy the intended benefits of the property. Typically, non-essential maintenance is the responsibility of the tenant."
The tenant is obliged to deposit the rent into the Rental Disputes Centre's treasury, following the prescribed 'deposit and offer' memorandum and the center's established procedures. Once the centre receives the rental payment, the landlord is promptly notified. It's crucial to emphasise that upon the judge's acceptance of the request, the tenant is deemed to have fulfilled their rent payment obligation from the date of acceptance.
The tenant has the option to approach the Rental Disputes Centre and initiate legal proceedings, requesting that the landlord be compelled to provide the required documents. To substantiate this claim, the tenant must establish that the proposed renovations do not compromise the property's structural integrity. Furthermore, the tenant should furnish official documentation demonstrating their efforts to obtain the necessary approvals from relevant authorities. These documents serve as crucial evidence in supporting the tenant's case during the legal proceedings.
A rental cancellation statement from Ejari is not necessary as it is not required for claim registration.
It depends on the quality of the alarm.
The Yad Al Khair committee accepts applications via email at khair@rdc.gov.ae.
One of the conditions for requesting the eviction of a tenant from the property for personal use is that the landlord must provide a 12-month notice.
The Rental Disputes Centre does not provide legal advice. Laws and regulations governing the relationship between landlords and tenants can be found on the Land Department's website at www.dubailand.gov.ae.
Yes, the apartment can be sold, and there is no legal impediment to selling the property. If the new owner wishes to vacate the rented property, they must send a legal notice in accordance with the law.
Yes, through a decision made during the session
After closing the case, a copy of the judgment is sent to your e-mail or by logging in to the system and searching for the case and viewing the judgment
Yes, through the heirs reference number
To change the name of the trade license, you need to communicate with the Support Department for approval at csd-rdc@dubailand.gov.ae.
You can submit a request for a grace period by logging into your account, searching for the enforcement file, going to the electronic applications box, and submitting the application. Don't forget to pay the required fees.
Yes, you can submit an order request on a petition through the system by logging in and going to the case registration box.
Reservation refers to the reservation of a party's property by submitting a request to the Urgent Matters Judge.
To submit a reservation request, log in to your account, search for the enforcement file, go to the electronic requests box, submit the reservation request, and pay the required fees.
To submit a waiver or settlement request in the execution file, log in, search for the execution file, go to the electronic requests box, and pay the required fees.
You can initiate a subletting eviction request by registering an account in the dispute resolution system, going to the new claim registration box, and adding an eviction request for sub-lease through the claim requests.
To file an eviction for the devolution of the property to fall, register an account in the dispute resolution system, go to the registration box of a new lawsuit, and add an evacuation request through lawsuit requests.
To submit an eviction request because the owner wants to demolish the property or add buildings, register an account in the dispute resolution system, go to the registration box of a new lawsuit, and add an eviction request through lawsuit requests.
To file an eviction because the owner wants to sell the property, register an account in the dispute resolution system, go to the registration box of a new lawsuit, and add an evacuation request through lawsuit requests.
To submit a request to vacate for restoration or comprehensive maintenance, register an account in the dispute resolution system, go to the registration box for a new lawsuit, and add an evacuation request through lawsuit requests.
The execution requester can waive the execution file by submitting an electronic request to the execution judge. Log in, search for the execution file, go to the electronic requests box, and pay the required fees.
The appellate judge can uphold, amend, or cancel the first instance judgment as appropriate. Yes, you can open an enforcement file if there is an agreement.
Yes, you can open an enforcement file if there is an agreement.
To make a full payment of the financial claim in the execution file, log in to your account, search for the execution file, go to the financial claim box, and press the payment button. Payment can be done electronically by debiting the bank card, debiting your noqodi wallet, or through net banking.
If it's the same property and the same parties, you can file a counterclaim.
Transfers in the enforcement file refer to what is found in the rented place of furniture, possessions, etc.
To find out the claim numbers if funds are deposited into your account, log in, go to the reports box, click on the trust report, and choose the specific time period to see the details of the lawsuits or files.
Yes, an executive writ is created through the system.
Yes
The duration for determining the first session will be automatically booked by the system after payment. It will be at least seven days from the date of payment and the earliest available session date from the committees.
AED 500
You can enquire about a person's rental history before renting a property by using the rental newspaper service.
To see the original case documents when you were added as a legal representative in the execution file only, log in and go to the reports box.
To apply for a delay in payment, submit a petition on order to the Urgent Matters Judge.
"1- A copy of the last lease contract (Ejari).
2- A copy of the Emirates ID, and in the case of a legal person (company or institution), a copy of the Emirates ID of the company manager (whose name is included in the trade license) and the most recent copy of the trade licence.
3- A copy of the valid passport of the property owner with the residence permit (for the expatriate) and a copy of the Emirates ID.
4- Valid management contract.
5- A letter from the bank or an account statement stating the IBAN number of the claimant.
6- A copy of the forensic warning with the statement of the Notice representative or the registered mail of the result of the notification of the forensic warning in the event that the request is an evacuation."
There is no fee to open an account in your name or your company's name.
To request installment of the amount in the enforcement file, log in, search for the execution file, go to the electronic requests box, and submit a request for installments.
A respective employee will make a decision to disburse the amount of expertise after the party to the lawsuit deposits the amount. The amount will then be transferred to the IBAN number of the expert mentioned in the lawsuit.
Submit a petition on order to the Urgent Matters Judge.
من خلال تقديم طلب عبر البريد الالكتروني للجنة khair@rdc.gov.ae
A lease renewal claim is a service that allows customers to file a claim for the enforcement of the renewal of the lease contract in the judgment issued in the first instance cases, or to appeal against them before the appellate committees with the executive formula.
To recover your password in the Ejari system, you must visit the ‘forgot password’ page and follow the steps there.
You can view the help page (a guide to using the Ejari system) on the main page of the Ejari system.
This can be done through the Noqodi wallet via Al Ansari Exchange or by a bank transfer to the any Noqodi account with affiliated banks.
No, the management contract must first be approved by the rental auditors before the Ejari contract is prepared.
After registering the Ejari contract in the Ejari system and validating the submitted data, the Ejari contract would be activated to be printed and signed.
No, submitting a property rental approval application can be done through the Ejari system, and the application will be approved or rejected by rent auditors.
No, the property must be registered and approved for rent by rental auditors.
Creating an Ejari user account is free of charge.
All contracts on the Ejari system exist as PDFs.
Owners, real estate companies, owners’ representatives, or holding companies.
Alternatively, through the real estate services trustee centres and in the presence of one of the owning parties, an owner or a tenant, or whoever is acting on their behalf under an official power of attorney, may have Ejari contracts registered through them.
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_EN.pdf
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_AR.pdf
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registering_Ejari_from_Trakheesi.pdf
Owners, real estate companies, owners’ representatives, or holding companies.
Alternatively, through the real estate services trustee centres and in the presence of one of the owning parties, an owner or a tenant, or whoever is acting on their behalf under an official power of attorney, may have Ejari contracts registered through them.
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_EN.pdf
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_AR.pdf
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registering_Ejari_from_Trakheesi.pdf
Ejari is the tenancy contract registration system.
Download Unified Ejari Tenancy Contract Unified tenancy contract
There is a unified Ejari contract that includes all the data required for registration, as well as sample clauses and the possibility to add special conditions. A copy of the unified contract can be obtained through the Ejari website.
This can be done by visiting Dubai Land Department's website https://dubailand.gov.ae, clicking on e-services, selecting the rental increase calculator, and then entering the Ejari contract data to find out the percentage of the increase in the rental value.
The rental index is indicative and is not mandatory for the new lease. It is considered mandatory when the contracting parties are in conflict with regard to determining the rates of rental increase when renewing contracts.
After registering in the Trakheesi system of the real estate company for the following activities:
You will receive an e-mail containing the Ejari username and password.
The mechanism of linking Trakheesi and Ejari by activity:
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registering_Ejari_from_Trakheesi.pdf
The Dubai REST app helps tenants and landlords submit Ejari management requests, including registration, renewals, and cancellations.
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 to register and manage their Ejari contracts via the below registration link:
https://ejari.dubailand.gov.ae/RegistrationForms/OwnerRegistrationRequest.aspx
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.
Ejari is registered in the Survey Department in the event that the property is located within the freehold areas only.
If it is within the real estate development areas of a developer, the developer is contacted to provide us with the private data, or through the owner directly via e-mail (ejari.survey@dubailand.gov.ae).
The landlord is prohibited from cutting off services from the property or interfering with the tenant in any way that would prevent them from using the property. In this case, the tenant has the right to file a report with the police station, whose jurisdiction covers the property, to request the removal of the objection or proof of its condition. The tenant can also resort to the Rental Disputes Center to file a claim supported by official reports confirming the impact of the exposure to receive compensation for possible damages.
The legislator allows a landlord to request that the centre rule for evicting a tenant from a property if they wish to use it for themselves or for a first-degree relative. The ruling cannot take place without the following requirements:
- An eviction notice must be sent to the tenant stating the reason through the notary public or by registered mail and specifying the required eviction date, provided that there are at least 12 months between the notification and the requested date of eviction.
- The landlord must prove that they do not have an appropriate alternative, and that the suitable alternative does not mean that they do not own another real estate, but that even if they do, only the property required to be evacuated is suitable for the intended purpose.
The legislator allows the landlords to request the centre to rule for them to evict the tenant from the property if they wish to sell, as long as the following conditions are met:
- There is a notice to the tenant of eviction stating this reason, through the notary public or by registered mail, and specifying the date of the required eviction, provided that there is at least 12 months between the notification and requested date of eviction.
- In order to prove that the sale is serious and that the landlord does not have a suitable alternative, given that the suitable alternative does not mean that they do not own another property, but that even if they have other properties, the property required to be evacuated is only suitable for the purpose for which it is required to be used.
If the landlord (the lessor) wishes to demolish their property to rebuild it, they are permitted by law to ask the tenant to vacate a property provided:
The legislator allows a landlord to request the centre to rule for them to evict a tenant from a property if they have not committed to paying the rent, as long as the following conditions are met:
- A notice is sent to the tenant asking them to pay the rent or eviction allowance, through the notary public or by registered mail, with a deadline for payment of no less than 30 days.
- The tenant must have defaulted on their payment.
In the event that either party to the Ejari contract desires to amend any conditions or reconsider the rental allowance, whether by an increase or decrease, they must notify the other party of that no less than 90 days prior to the expiry of the contract, unless the two parties agree otherwise.
If they do not reach an agreement in this regard, the committee sets the wage for the same, taking into consideration the criteria for determining the percentage increase in rent allowances set by RERA, the general economic situation in the emirate, the condition of the property and the rent of the same prevailing in the similar real estate market within the same area, and what is stipulated in any legislation throughout the emirate regarding real estate rents, as well as any other factors deemed by the committee.
The tenant is obligated, according to the general principle, to pay the fees and taxes due on the use of the property and on its sub-lease after the landlord would have authorised them to do so, and this obligation is performed by the tenant considering that the fees and taxes are ancillary to the rent. The ruling and the non-fulfillment of it entails the same consequences as the non-payment of the rent, allowing the landlord to demand its payment and eviction from the property for non-payment, even if it is permissible to agree on exempting the tenant from it or from the amount thereof.
When renting a place, the landlord will ask you for insurance to ensure the condition of the rented place and that there are no damages that need to be repaired.
If it is damaged, repairing it will be covered from the value of the insurance paid, and if the cost of repair is more than the value of the insurance, then the tenant is obligated to pay the excess, whether the damage was intentional or by mistake. For example, if you forgot the key and the door was broken, or your children played with a ball that led to glass being broken, then you are obligated to repair these damages. But if the damages are minor as a result of normal daily use, such as scratches with ceramic tiles or the wall as a result of changing the position of furniture, you are not obligated to repair it. In this case, you have the right to recover the value of the security deposit, so care must be taken when delivering a rented place to prove its condition in the presence of both you and the landlord.
The legislator stipulated in Article (7) of Law No. (26) of 2007, as amended by Law (33) of 2008 regulating the relationship between landlords and tenants in Dubai, that if the Ejari contract is valid, it may not be terminated during its term by the unilateral will of the landlord or the tenant, unless one of the following conditions is met:
- Consensus: It means the consent of the two parties and that the will of the parties to the Ejari contract is directed to annulment.
- Provisions of this law: It means the availability of one of the eviction cases mentioned exclusively in the Tenancy Law.
In accordance with Article (18) of Law No. (26) of 2007 regulating the relationship between landlords and tenants in Dubai, as amended by Law No. (33) of 2008:
First: according to Article (18) of the said law, decoration works carried out by the tenant are among the matters that the landlord must agree to, but this obligation that falls on the landlord is governed by two conditions:
Second: whether it is permissible for the tenant to remove the decorations they installed upon eviction, or to ask for their value:
The basic principle is that the tenant may not, upon eviction and handover of a property, remove the decorations they have added.
As for the exception: if it was agreed between them to allow the tenant to remove the decorations they built upon eviction or to ask for their value, in this case the agreement shall be applied, and this is what is understood from Article (23) of the same law, which states: “Unless the two parties agree otherwise.”
Sub-leasing: the original tenant re-renting the property to a third party, and the legislator makes a difference between two cases:
First: If the process of re-renting the property is with the consent of the landlord or not, in this case if the original tenant breaches the terms of their contract and the conditions of their eviction are met, then this eviction does not apply and the sub-tenant continues to occupy the property until the end of their contract, and from the controls contained in Article No. (8, 30 of Law No. (26) of 2007 regulating the relationship between landlords and tenants in Dubai, as amended by Law No. 33 of 2008.
In the absence of consent to sub-lease, the eviction applies to the original tenant and the sub-tenant.
Arbitration is one of the exceptional methods of litigation whereby the litigants agree among themselves to resolve disputes and choose the arbitrator. This arbitration may be arbitration through approved arbitration bodies, such as The International Commercial Arbitration Center at the Chamber of Commerce and Industry, and other arbitration centers established in accordance with the laws in force.
With regard to real estate disputes, the law did not prevent resorting to arbitration to resolve real estate disputes. Rather, Law No. (26) 2007 stipulated in Article 32 of it that if it is agreed, the landlord and the tenant in the Ejari contract or in any subsequent agreement to submit any dispute that may arise between them in its implementation to arbitration, neither of them may take any action that would affect the property or the rights and obligations of the two parties, and Article (33) of the same law states that if the dispute occurred and the landlord or tenant had not agreed on the arbitrators, or one or more of the agreed arbitrators refrained from working, or retired or was dismissed, or a judgment was issued to dismiss him, or there was an impediment to him from engaging with him, and there was no agreement in this regard between the two parties, the committee appointed at the request of one of the parties the arbitrator or arbitrators, and the number of people appointed by the committee must be equal to the number agreed upon.
The landlord may resort to not receiving the rental value from the tenant after notifying them of payment. They must wait for the thirty days stipulated by law to elapse to file an eviction lawsuit against the tenant.
The tenant must be careful and go to the Rental Disputes Center and deposit the rental value according to a deposit file, provided that the centre undertakes the procedures for announcing the landlord.
Paragraph (d) of Article 25 of Law No. 33 of 2008 amending Law No. 26 of 2007 regulating the relationship between landlords and tenants stipulates that the commercial premises may be vacated, if the rented property is a commercial premises and the tenant leaves it unoccupied and without reason for a period of thirty consecutive days, or ninety intermittent days in one year, unless the two parties agree otherwise.
Individuals are entitled to a maximum of 3 residential Ejari contracts. For commercial leasing, there is no limit to the number of contracts.
The real estate management company has the right to cancel the residential or commercial contract a maximum of two times every 365 days. If more than two times are required, the request should be sent to support@dubailand.gov.ae and the relevant team will do the necessary.
*In the event that requests to terminated lease contracts exceed more than twice a year, a letter from the owner or management company is required to explain the reasons for cancelling the contracts.
The business centre has no right to cancel contracts except in the following cases:
Cancellation order from the Rental Disputes Center
From less than a year to a maximum of 10 years.
The Smart Residential Rent Index is an advanced system that relies on building classifications to determine rental values fairly and transparently based on comprehensive criteria, including the technical and service features of each building, using artificial intelligence.
The index aims to enhance transparency and trust in the real estate market, ensure fairness in rental valuations, and balance the rights of landlords and tenants.
All parties in the real estate market, including investors, landlords, tenants, and both government and private entities, can benefit.
The residential index currently focuses on residential buildings, while commercial and industrial indices are under development and will be announced upon completion.
Buildings are classified based on criteria including construction quality, architectural design, energy efficiency, provided services, and strategic location.
Yes, the owner or landlord can submit a request to update the building's classification through the Dubai Land Department.
Rental values are determined based on precise criteria, including location, technical classification, and provided services, while considering the real estate market conditions.
Increase rates are applied based on the difference between the current rental value and the average market rent, ranging from 0% to 20%.
You can contact the Dubai Land Department through official channels such as the website, call center, or by visiting Real estate trustee offices.
Yes, the index covers all residential areas in Dubai, including free zones and privately developed areas, excluding the Dubai International Financial Centre.
The index system includes a specialized mechanism for evaluating luxury and branded projects, taking into account design specifications, service levels, and spatial value.
The index is updated annually to reflect changes in the real estate market.
New buildings are included in the Rent Index after being registered in the Dubai Land Department's system. The database is updated, and the building is accredited based on the classifications and criteria specified for the index.
Future plans include developing indices for commercial and industrial sectors, adding new smart services, and enhancing user experience.
The index relies on artificial intelligence technologies and advanced data analytics, as well as accurate databases, including registered rental contracts in Dubai.
A comprehensive data review system is implemented, including the exclusion of outliers and the calculation of weighted averages, to ensure the reliability of the index.
They can verify rental values through the "Rental Index" service on the department's website or the "Dubai REST" application.
Yes, it is possible to apply for a residence permit for the property at the Cube Centre of Real Estate Promotion and Investment Management sector at Dubai Land Department, so long as the value of the property exceeds AED 1 million.
It is a service centre where all property residencies are issued, including printing requests, medical examinations, health insurances, and procedures for the General Directorate of Residency and Foreigners Affairs – Dubai.
There are two types of real estate residencies: a three-year residency on a property whose value is AED 750,000 or more and a five-year residency on a property whose value exceeds AED 2 million.
You can contact for your enquiries at any of the following numbers 042030668 - 042030635 -042030633.
Or by sending an email to dld-taskeen@dubailand.gov.ae
Official working hours are 7:30 a.m. – 3:30 p.m.
Yes, any real estate developer can contact the Real Estate Promotion Department to participate in the real estate promotion plan:
Talal Al Suwaidi 042030645 tsuwaidi@dubailand.gov.ae
Firoz Thylan 042030697 firoz.thylan@dubailand.gov.ae
You can access Dubai Land Department’s website and view the annual real estate market performance report. The monthly price index reports and daily transactions can also be viewed on the site as well as downloaded from the Dubai REST app.
Yes, family members can be sponsored
Yes, it is possible to apply for a property under construction, whereby the duration of the residency is annual
Dubai Land Department is considered one of the departments of the Dubai Government responsible for supervising matters related to recording and documenting all real estate transactions on behalf of the Dubai Government.
Dubai Land Department was founded in January 1960 to establish the most prominent real estate sector in the Middle East and the world. It provides outstanding and integrated services to all its customers while developing the necessary legislation to propel the real estate sector in Dubai through the regulation of the sector, organising and promoting real estate investments, and spreading industry knowledge in search of regional and worldwide real estate innovation. Dubai Land Department seeks regional and worldwide innovation in real estate with the aid of its active sectors that include real estate registration services, real estate investment promotions, and corporate support, and with the aid of its active organisations that include the Real Estate Regulatory Agency, the Dubai Real Estate Institute, and the Rental Disputes Center.
An owner is anyone registered in the real estate registry as an owner by way of purchase, mortgage, inheritance, or granted among other means. Not every owner needs to be an investor.
Under the Real Estate Registration Law, the right to own properties in Dubai is divided into:
Depending on the type of the property required and the categories of the applicants, applications are received according to the following:
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/eservices/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.
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.
All Dubai Land Department customers and its sectors and organisations can submit development suggestions through:
Customers of Dubai Land Department and its sectors and organisations can contact its free and unified call centre on 8004488 to obtain any information about all the services of Dubai Land Department and its institutions.
Dubai Land Department’s working hours are:
Monday to Thursday (from 7:30 a.m. – 3:30 p.m.)
Friday (from 7:30 a.m. – 12 p.m.)
Call center working hours: Monday to Friday (from 7:30 a.m. – 4:30 p.m.)
It is a system that allows a specific category of Dubai Government departments and organisations to access a certain part of Dubai Land Department’s database, as needed, but only after the enquiring party pledges to not misuse the system and to maintain the confidentiality of the information. The system aims to facilitate the procedures for customers and other parties to verify a person’s property as well as to extract a ‘To Whom It May Concern Certificate’ without having to refer to Dubai Land Department.
Customers can pay fees through any of the following methods:
Companies or establishments that engage in any real estate activity, whether they are licensed by the Real Estate Regulatory Agency, Dubai Economy, or free zones in Dubai.
The broker is an individual who holds a commercial licence for real estate brokerage activities and is registered in the brokers registry to carry out real estate activities in Dubai. Brokers are also permitted to conclude and complete transactions or contracts for a specific fee to be agreed upon in advance with a customer.
There are two types of brokers: for selling properties or for leasing properties. A broker must be registered in the brokers registry and hold a broker card from the Real Estate Regulatory Agency. The role of the broker is concerned with processing matters related to the sale between an owner and a buyer, or an owner and a tenant, with a specific commission agreed upon by the two parties.
Individuals can obtain a real estate broker licence only if they:
Are Emirati or GCC citizens.
Are over 21 years old.
Have completed a non-university real estate diploma course or a university real estate qualification course.
In the case of an expatriate manager, the residency must be on the same licence.
The broker must obtain a certificate of good conduct issued by Dubai Police and directed to Dubai Land Department or the Real Estate Regulatory Agency for all relevant parties.
The validity date of a broker card associates with the validity of the licence.
A broker must have a real estate brokerage licence, needs to be registered in the brokers registry to obtain a certificate of office registration, and must obtain a brokerage card and adhere to the rules and regulations.
No individual is entitled to practise the profession of real estate brokerage before submitting an application for a licence to practice the profession from the competent authorities at the Real Estate Regulatory Agency.
The contract must clearly state the parties' data, including the seller or the buyer, the property data, the agreed amount, the commission rate, and the date of registering the property with Dubai Land Department. (the contract was transferred electronically through the Dubai REST application).
There are two categories of real estate brokers: brokerage in leasing properties, and brokerage in buying and selling properties. All real estate brokerage offices are classified according to the following classification criteria: gold, silver, bronze, and general.
The office is registered automatically when its licence is issued; it is not necessary to submit a registration application.
The renewal application is submitted through the Trakheesi system (automatic approval), with a copy of:
The licences issued by Dubai Economy are automatically renewed. As for licences issued from free zones, the renewal application must be submitted electronically through the Trakheesi system.
The licence is issued by Dubai Economy based on the Real Estate Regulatory Agency’s conditions, and this takes 1 – 2 days if the documents are complete.
Yes, this is requirement. To apply for an additional branch licence:
The conditions for adding a manager or partner on the real estate brokerage licence are as follows:
To add a real estate broker, they need to:
Any person has the right to obtain a real estate broker's licence according to the required conditions.
No, there are no fees when applying for a cancellation from the Real Estate Regulatory Agency.
According to Law No. (85) of 2006, the broker’s commission is determined according to the agreement, and in the event that the commission is not specified in the agreement, then the prevailing custom is adopted.
To cancel a brokerage licence, a request must be submitted through the licensing authority, and then a cancellation request must be submitted on the Trakheesi system.
There is no specific duration.
Yes, it is allowed, provided that the Ministry of Human Resources & Emiratisation approves and she provides the required documents.
All real estate brokers can be found at Dubai Land Department's website, and information can also be obtained through the Dubai REST application.
In the case of a contract between an owner or a buyer with the broker exclusively, the property cannot be offered to more than one broker. However, if the agreement is not exclusive, it is possible to contract with more than one real estate broker.
A broker may lose the right to claim a commission if they are working for the other party in a manner inconsistent with the interests of the party they represent, or if they accept a promise from the other party to obtain interest at a time or during circumstances in which good intentions and the law of morality are not applicable, or in the event that the broker is found to be not licensed by the Real Estate Regulatory Agency.
The broker shall receive the commission after concluding the sale contract and registering it with Dubai Land Department, unless the brokerage contract stipulates otherwise.
In the event that the broker’s directives or negotiations fail to reach the signing of a contract between the two parties, the broker shall not be entitled to request any compensation for the expenses or costs that may have been incurred, unless the brokerage contract stipulates otherwise.
In the event that more than one broker participates in negotiations for one party for the purpose of reaching an agreement, leading to the conclusion of the agreement, the brokerage fee is calculated divided between brokers according to the terms of the concluded contract.
But, if one party contracts with a number of brokers independently and on one issue, and one of the brokers succeeds in completing the transactions, then that broker has the exclusive right to get the full commission.
The penalties that are applied to violating brokers vary, and under some violations, the company is warned. In the event of a recurrence, a fine will be imposed. In some violations, the fine is issued directly. There is also a mechanism in place to apply black points to the office and the broker.
The registration of a broker shall be cancelled from RERA records by a decision issued by the CEO according to the following cases:
The broker loses the real estate brokerage if they:
Leave the real estate brokerage profession permanently. That broker must inform the relevant authorities at the Real Estate Regulatory Agency about this.
Would have worked in real estate brokerage for a period of more than 12 consecutive months without a legitimate excuse deemed valid by the committee.
Provide false information when applying for a licence.
Obtaining a permit from the Real Estate Regulatory Agency to advertise real estate projects is mandatory. If this is violated, the developer is subject to legal accountability.
You can contact the Real Estate Licensing Department through:
For more information, please visit the website www.dubailand.gov.ae
Yes, an expatriate can own the license, provided that there is a citizen services agent.
The complaint can be registered by the following means:
It is an owners' committee formed from the owners of the units separated according to the procedures enforced in the Real Estate Regulatory Agency that fulfil the conditions for obtaining membership. The committee is formed for real estate projects for the first and third categories stipulated in Paragraph (a) of Law No. (6) of 2019 regarding jointly-owned properties in Dubai, as well as the second category if the hotel establishment desires that. The owners committee is formed upon registering at least (10%) of the total number of units in the name of the unit owners in the real estate registry.
It is the company licensed according to the system and approved by the Real Estate Regulatory Agency to manage shared facilities, shared properties, or common parts of the project.
The annual financial charges approved by the Real Estate Regulatory Agency that are collected from an owner of real estate units to cover the expenses of managing, operating, maintaining and repairing the jointly-owned property, and is subject to control and auditing according to the applicable system.
The annual financial charges approved by the Real Estate Regulatory Agency that are collected from the owners to cover the management, operation, maintenance and repair of common facilities in the main real estate project.
They are fees for services audited by statutory auditing offices approved by the Real Estate Regulatory Agency. They are payable by the owners of real estate units in jointly-owned projects in exchange for operating and managing common areas and facilities. They include:
The owner's share of the common services charges is calculated according to the area owned in the title deed of the real estate unit after distributing the total cost of the common services charges to all the owners of the real estate units in the project, each according to the area they own. The owner can also obtain a pricing of the cost of common services charges approved by the Real Estate Regulatory Agency, from Dubai Land Department’s (service charge index), multiply it by the area of the real estate unit, and obtain the total common services fees approved by RERA.
The budget allocated for the service or usage charges is approved by the Real Estate Regulatory Agency, after completing the audit from one of the certified legal account auditing offices approved by RERA.
Yes, service and maintenance charges differ from one project to another depending on the type of services provided in the main building or complex, the size of common areas, and the size and number of real estate units sold.
The Real Estate Regulatory Agency stipulates that the management authorities should not claim service charges until after approval by RERA. In the event that the owners are requested to pay unauthorised service charges, legal measures will be taken against the violators.
For enquiries, they can refer to Dubai Land Department’s website or contact the call centre.
For complaints related to the low level of services and maintenance in the project, unit owners can submit a complaint through the Dubai REST application and enter the Real Estate Violations System (RVS) and submit the complaint.
Visit Dubai Land Department’s website https://dubailand.gov.ae and follow these steps:
Select e-services Services Charge Index Click on the service link Start the service Enter the main project name, project name, usage and fiscal year Click on Calculate to get the result
You can also obtain the information via the Dubai REST app.
Service charges are paid in the accounts approved by the Real Estate Regulatory Agency, after the customer receives an e-mail or text message from the Mollak system that allows the unit owners to use the approved electronic channels to pay the service charges.
The management company is the authority responsible for managing the jointly-owned property and all matters related to the management of the building, the maintenance of common facilities in high quality, and receiving and solving owners’ inquiries and complaints.
For tenants: refer to the Rental Disputes Center to obtain an immediate decision from the judge to return the service (the matter is on a petition).
For owners: submit a complaint through the Dubai REST app, enter the Real Estate Violations System (RVS) and file a complaint.
The company is registered by following these steps:
The main objective of the Mollak system is to apply the real estate governance system to the real estate sector for jointly-owned properties, regulate the work of management companies, and monitor service charges in jointly-owned properties in Dubai.
Register management companies.
Register employees working in management companies.
Register management contracts.
Register statutory financial auditors.
Register financial institutions and banks.
Register the real estate complex in the system.
Request to open a regulatory bank account for the real estate complex.
Request for approval of service charges.
Issue invoices for service charges through the system for real estate unit owners.
Provide approved electronic payment gateways.
The service charge invoices can be paid through below payment options:
Payment Option 1
Pay the service charge by depositing the amount directly into the regulatory bank account mentioned in the invoice, and with the need for the owner to notify the project management company.
The escrow account information is printed in the invoice.
Yes, you must present the payment slip to your management company via email or in person.
The email address is printed in the footer section of the invoice.
Payment Option 2
Pay using Noqodi (wallet, credit card, net banking).
The owners’ data can be updated through the following channels:
Dubai Land Department is the sole legally authorised entity to register and document all real estate transactions. This is done through an electronic system (e-register) dedicated to this purpose, in accordance with DLD’s specific procedures and based on certain documents and papers.
The transactions undertaken by real estate developers are recorded through the developers' self-registration system. For the rest of the transactions, owners or their representatives, based on an official power of attorney, and the presence of the parties at the Real Estate Registration Trustee centres located in different regions across Dubai.
All real estate legislations in Dubai stress the necessity of registering all real estate transactions including ownership, transfer, or change with or without compensation in order to guarantee the rights of investors. All real estate transactions that are not registered in DLD’s registers are considered invalid.
Properties 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 properties 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 transact 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 transacted by the beneficiary after the acquisition of such lands and the settling of the fees stipulated by Decree No. 4 of 2010 on regulating the ownership of the industrial and commercial granted lands in 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 transacted in any form nor mortgaged unless under an order by His Highness the Ruler of Dubai.
The legal proxy may, under a duly legalised and regulated power of attorney, transact the customer’s properties within the limits of the power of attorney granted as stated in the power of attorney. The validity of the power of attorney including the purposes of transactions such as sale, mortgage and grants shall be for two years. In case of purchase, it shall be for five years from the date of notarisation at the notary public.
Initial registration means registering real estate sales contracts and other legal actions off-plan before transferring them to the real estate registry, and it includes properties purchased off-plan or ready-made properties for which an initial sale certificate is issued indicating the registration of a property. This aims to preserve the rights of owners 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.
Resale is possible after obtaining a No Objection Certificate from the developer.
If all the documents required for the procedure are available, it takes an average of 30 minutes to register a sale.
The law does not set an age limit to own a property in Dubai. However, in case a person desires to sell, donate or mortgage a property owned by a minor, in 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 Dubai and from the competent court for the rest of the categories shall be submitted.
In the case of a property purchase by a minor (less than 21 years old), the legal guardian shall sign the contract on behalf of the minor.
In accordance with the laws and regulations enforced in Dubai, any property or real estate unit can be mortgaged as debt security, according to the following conditions:
The owner or legal representative is allowed to make the mortgage, and the mortgagor must be the owner of the mortgaged property or real estate unit and must be qualified to transact them.
A mortgage portfolio means a mortgage of more than one property in one entry.
The insurance mortgage includes the attachments of the mortgaged property or real estate unit, including buildings, plants, allocated properties, and the developments following the conclusion of the mortgage contract.
The insurance mortgage shall not be valid unless registered at Dubai Land Department, any agreement to the contrary shall be null and void.
The mortgagor shall bear the costs of the mortgage contract, unless agreed otherwise between the two parties.
The mortgagor shall not have the right to transact the mortgaged property or real estate unit without obtaining the consent from the mortgagee (the bank), which leads to the transfer of responsibility for paying the mortgage to the assignee. The mortgagor must also maintain the integrity of the mortgaged property.
The law permits the mortgagor to manage the mortgaged property or real estate unit and receive its revenue. In the event that the mortgagor does not commit to paying the payments due, the property is seized, and then sold in public auction, based on a decision issued by the competent court.
Yes, it is possible
Fees for registering a warehouse sale contract are collected at a value of AED 10 per square metre of the plot of land on which the warehouse is located, provided that the fee is not less than AED 10,000.
Fees shall be paid equally between the two parties, unless otherwise agreed upon.
All real estate services are provided at the real estate registration trustee offices.
You can find them on Dubai Land Department’s website http://www.dubailand.gov.ae/Default.aspx
8 a.m. – 5:30 p.m.
The registration fee is AED 4,000, in addition to the required service fee.
Yes, properties can be sold or offered at auction with the approval of the owners, or their legal representatives, under a valid and duly certified power of attorney, provided that the date of issuance does not exceed two years.
The court's decision is sufficient if the auction is in execution of a judgment issued in a lawsuit. In case of a minor, a No Objection Certificate of the sale must be issued by the competent authority (Awqaf and Minors Affairs Foundation).
In the event that a property is sold off-plan, the department must be provided with No Objection Certificate to the sale from the competent authority (the developer).
Yes, according to a No Objection Certificate from the mortgage redemption issued by the bank, or according to a decision issued by the courts requiring a mortgage redemption, followed by a sale.
Seller fees:
The auction supervisory fees are at a rate of 1% of the sale value (maximum of AED 30,000).
Registration fees at a rate of 2% of the sale value.
Knowledge fee + innovation fee.
Buyer fees:
Registration fees (a rate of 2% of the sale value).
Fees for issuing the title deed.
Knowledge fee + innovation fee.
Fees for issuing a land map.
This is done according to a valuation certificate issued by Dubai Land Department for the purpose of selling in the auction.
This can be done through companies authorised by Dubai Land Department.
All properties can be sold except for granted lands.
Yes, the usufruct may be sold within the remaining period of the contract.
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.
The title deeds of properties owned in Dubai are issued at Dubai Land Department and at the Real Estate Registration Trustee centres.
The registration of land areas and real estate units in Dubai adopts 3 main classifications according to the following:
Dubai Land Department registers the properties of foreigners and others through a letter approved by Dubai Courts, which determines the inheritance procedures according to the laws enforced in the UAE
The law requires developers to register completed projects in Dubai Land Department 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 initial register to the Real Estate Registry and issuing the title deed/usufruct certificate for the investor.
In case the area of the property exceeds 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 property 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.
Waiver of any fees can only be granted by an order from the Ruler of Dubai.
The case is referred to the court.
The square metre is the adopted as a unit of measurement.
Multiply the area in square metres by 10.7639104.
The square foot should be divided by 10.7639104.
Identifying the reason for modifying the area as follows:
In case of adding space by buying
In case a change of the planning
In case the land is affected
The map is issued within 25 minutes if there is no shortage of documents, or a change in planning necessitates modifying the ownership of the property.
The fee for approving a single property is AED 122.5, and it is distributed as follows:
|
Value (AED) |
Fee type |
|
50 |
Approving a real estate unit |
|
10 |
Knowledge fee |
|
10 |
Innovation fee |
|
50 |
Fees for using the electronic system |
|
2.5 |
Added VAT fees for using the electronic system |
In the case of buildings: the total number of units x AED 122.5, in addition to the value of the options fee from the following list x the number of this type:
|
250 |
Approving a map of the land’s common areas |
|
350 |
Approving a map of the common areas of the building |
|
1,000 |
Approval of a three-dimensional map (BMS) |
|
500 |
Approving a three-dimensional map of the common parts of the building |
Fees are paid through the developer portal for registered projects, or through an electronic link sent to the owner's email.
Fees are calculated as follows:
If the property is registered for the first time, AED 540 per unit will be paid
|
Value (AED) |
Fee type |
|
250 |
Title Deed |
|
250 |
Map issuance |
|
10 |
Knowledge fee |
|
10 |
Innovation fee |
In case of amendment to property data, AED 570 per unit will be paid
|
Value (AED) |
Fee type |
|
250 |
Title Deed |
|
10 |
Knowledge fee |
|
10 |
Innovation fee |
In addition to AED 5,000 if there are maps for the common areas.
What are the documents required to separate or amalgamate a unit with a title deed?
Title deed(s)
No Objection Certificate from the developer or the jointly-owned property management company.
A No Objection Certificate from the bank in the event of a mortgage.
A copy of the planning approved by the planning authority and the engineering file of the unit.
A letter from the owner or developer to allocate parking spaces for the separated units.
A copy of the certificate of completion of construction work on the site.
A fee of AED 620 per unit.
After the survey is completed, the data is prepared and a separation/amalgamation report is prepared to provide the service from Service Trustee centres.
You must verify the contract area and the registered area (by comparing it with the engineering drawings if available), and then direct the investor to the Legal Affairs Department for advice.
The department makes sure of the existence of the data and whether it has been updated, and the developer is asked to update the parking lots or provide us with a letter to confirm the positions. In the event of a difference, the investor is directed to the relevant department in the Real Estate Regulatory Agency, the Registration Services Department, or the Legal Affairs Center.
The service is to identify the percentage of completion of real estate projects. It is provided by applying for an 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 centres, or the Customer Happiness Department for investors, real estate experts or others who desire to request a technical report by filling the form to ‘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.
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.
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.
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.
The area is verified through engineering drawings, if available, and compared with the data recorded in the initial registry, and then with the sales contract area. After that, the investor is directed to the relevant department in the Real Estate Regulatory Agency, the Registration Services Department, or the Legal Affairs Center.
Contact the Emirates ID authority to update your phone number. We are not authorised to change the phone number associated with your Emirates ID
Please register using your Emirates ID or UAE PASS.
Please send an email to support@dubailand.gov.ae with your details, and we will get back to you as soon as possible. Alternatively, you could also visit one of our real estate services trustee centres to update your contact details.
https://dubailand.gov.ae/en/eservices/real-estate-service-trustees-centers/#/
Please verify that you have entered the right mobile number and email address. If you have, please send an email to support@dubailand.gov.ae
Please visit one of our real estate services trustee centres to update your contact details
https://dubailand.gov.ae/en/eservices/real-estate-service-trustees-centers/#/
The current occupant, whether owner or tenant.
Please visit one of our real estate services trustee centres to update your contact details.
https://dubailand.gov.ae/en/eservices/real-estate-service-trustees-centers/#/
Please visit one of our real estate services trustee centres to update your contact details
https://dubailand.gov.ae/en/eservices/real-estate-service-trustees-centers/#/
Please send an email to support@dubailand.gov.ae to have your issue resolved as soon as possible.
Yes
It is for the current occupant, whether owner or tenant.
No.
Registration is optional.
Yes
Please contact Dubai Economy and Tourism (DET).
Yes
Co-occupant registration is only applicable for residential contracts. If the tenant is a company for residential contracts, such as a labour camp, it needs to register as a tenant representative on the Ejari system. Once it is approved by RERA, the user can log in to the Ejari system and manage the co-occupants.
Registration of co-occupants is the responsibility of the tenant, whether it is a main lease or sub lease.
Register as a tenant representative in Ejari system. Once approved by RERA, the user can login into the Ejari system and manage the co-occupants.
There is no need to register for individuals on visit or tourist visas.
As part of Dubai Land Department’s efforts to provide the highest standards of quality of life and enhance health and safety standards in existing buildings.
https://www.khaleejtimes.com/uae/dubai-tenant-registration-updated-deadline-removed-names-of-occupants-not-necessary
You only need to register the number of co-occupants.