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 send an e-mail to support@eres.ae

You can call us at 8004488 or send an e-mail to support@eres.ae

Yes, you can add new requests to the lawsuit before booking a case for judgment.

You can log into your account on www.rdc.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:

• Username
• E-mail address
• Answer the secret question

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.

• Property owners
• Real estate companies
• Law firms
• Tenants

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@eres.ae

You can register a lawsuit on the Rental Dispute Center’s system by following these steps:

• Choose the type of case
• Enter the contract data
• Enter the parties' data
• Enter the requests
• Upload documents to the system

After the electronic verification of the transaction is completed, you will be required to settle the fees

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 (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.

https://www.noqodi.com/emarapayGateway/jsf/enquiry/emarapay.do?language=en

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.

1. Registration mechanism to obtain the validity of the Ejari system (in English):

https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_EN.pdf

1. Registration mechanism to obtain the validity of the Ejari system (in Arabic):

https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_AR.pdf

1. Mechanism of linking Trakheesi and Ejari according to the activity:

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.

1. Registration mechanism to obtain the validity of the Ejari system (in English):

https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_EN.pdf

1. Registration mechanism to obtain the validity of the Ejari system (in Arabic):

https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_AR.pdf

1. Mechanism of linking Trakheesi and Ejari according to the activity:

https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registering_Ejari_from_Trakheesi.pdf

Tenancy Contract Registration System (Ejari).

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 www.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:

• Real estate supervision services.
• Private real estate rental services.
• Services for renting and managing third-party properties.

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

• Users registered in the Ejari system.
• Real estate services trustee centres.
• The smart application (Dubai REST).

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 (https://ejari.gov.ae/) to register and manage their Ejari contracts via the below registration link:

https://ejari.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.

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 1 million or more, and a five-year residency on a property whose value exceeds AED 5 million or exceeds AED 2 million for retirees over 55.

• A copy of the title deed.
• A copy of the passport with the country entry stamp.
• A certificate of good conduct from the General Department of Criminal Investigation (it may be submitted through the Dubai Police website if an ID card is available).
• If the property is mortgaged, a No Objection Certificate (in Arabic) can be utilized to issue a residence permit on a property from the bank, accompanied by a sealed statement of the mortgage account.
• Fees amount to AED 16,000 every three years.

• A copy of the title deed.
• A copy of the passport.
• A passport photo.
• A copy of the current residency or visa.
• The fee is AED 2,515 every five years.

• A minimum property value of AED 5 million (fully paid, not mortgaged) (more than one property can be accepted) under the applicant's name.
• The person must be in the UAE.

• Taking a medical fitness test.
• Temporarily suspending or cancelling the family residency.
• Cancelling the applicant’s visa.
• Issuing of a residency and Emirates ID (for five years).
• Lifting the temporary suspension of the family residency.

• Medical examination (VIP) AED 753.
• Emirates ID (five years) - AED 572.50.
• Residency issuing (five years) - AED 888.75.
• Administrative fee - AED 100.

Total fees – AED 2,314.25

Opening a sponsorship file for the family – AED 318.75

Note: The fee does not include health insurance

• Minimum property value of AED 5 million (fully paid, not mortgaged) (more than one property can be accepted) under the applicant's name.
• Applicant must be over 55 years old.
• Applicant must be in the UAE.

• Taking a medical fitness test.
• Temporarily suspending or cancelling the family residency.
• Cancelling the applicant’s visa.
• Issuing of a residency and Emirates ID (for five years).
• Lifting the temporary suspension of the family residency.

• Title deed.
• Copy of the passport.
• Old Emirates ID.
• Passport photo.
• Health insurance.

• Medical examination (VIP) AED 753.
• Emirates ID (five years) - AED 572.50.
• Residency issuing (five years) - AED 888.75.
• Administrative fee - AED 100.

Total fees – AED 2,314.25

Opening a sponsorship file for the family – AED 318.75

Note: The fee does not include health insurance

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 8 a.m. – 3 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.

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:

• Ownership across all regions by Emirati or GCC citizens, for their companies whose shares they own in full, and joint public companies.
• Foreign ownership in freehold areas.

Depending on the type of the property required and the categories of the applicants, applications are received according to the following:

• To submit a residential land application (for citizens only), the application is submitted to the Mohammed Bin Rashid Housing Establishment.
• To submit a land investment application, the application must be submitted at Dubai Real Estate Corporation.

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/#/

All Dubai Land Department customers and its sectors and organisations can submit development suggestions through:

• The unified suggestions system by choosing the link available on the main page of Dubai Land Department's website.
• Contacting the free and unified call centre of the Dubai Land Department at [8004488].
• Filing a complaint at: http://ecomplain.dubai.gov.ae
• Visiting the Corporate Communication Department at Dubai Land Department’s head office.
• Sending a letter to PO Box 1166 Dubai.
• Sending a fax to 04-2222251.

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 from 7:30 a.m. – 2:30 p.m.

• This can be done by visiting Dubai Land Department's website dubailand.gov.ae and clicking on e-services from the main menu.
• Some services may require that a customer registers with a username and password.
• You can also download Dubai Land Department’s smart application (Dubai REST).

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:

• Certified bank cheques
• Credit cards
• The Noqodi wallet
• Cash

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:

1. Passport photo (optional).
2. A copy of a valid passport within the folder for citizens/residency for expatriates.
3. Certificate of continuing education course.
4. Card renewal fee of AED 520.

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:

1. The main office should have at least 15 brokers.
2. The facility and all its employees are registered with the Real Estate Regulatory Agency.
3. An annual AED 5,000 needs to be submitted.

The conditions for adding a manager or partner on the real estate brokerage licence are as follows:

1. A manager or partner must be 21 or older.
2. A real estate qualification course for university students/diploma course for non-university students must be passed.
3. A certificate of good conduct should be issued by the Dubai Police and directed to Dubai Land Department or the Real Estate Regulatory Agency.
4. The residency of the manager must be on the same licence.
5. The person must not be a partner or manager on any other real estate brokerage licence.

To add a real estate broker, they need to:

• Pass the real estate qualification course.
• Have a valid certificate of good conduct.
• Have a photograph.
• Ensure their residency is on the same licence.
• Settle a card fee of AED 520.
• Have a copy of their passport and a copy of their residency.

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:

1. If a broker commits a fundamental violation of the applicable laws and directives in the Emirate.
2. The broker has the right to file a grievance request against the cancellation decision within 15 days from the date of notification.

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:

Email: licensing@rera.gov.ae

Phone: 042030561

Fax: 042030701

Visiting RERA

For more information, please visit the website www.dubailand.gov.ae

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.

1. To be in full legal capacity
2. Must be one of the owners residing in the jointly-owned property
3. Must be of good conduct
4. To be committed to paying the service and usage charges
5. Must attend the Owners’ Committee meetings and effectively participating in its sessions

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:

• Service charges (security, internal and external cleaning, etc.).
• Maintenance charges (all types of maintenance contracts).
• Utility consumption bills (electricity, water, air conditioning).
• Administrative fees.
• Insurance fees.
• 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 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 www.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:

• Visit the Mollak system website www.mollak.gov.ae.
• Choose registration with the owners’ system (registration of the activity of administrative supervision services for jointly-owned properties).
• Fill out the online form.

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.

• Where can I find the regulatory bank account data for the jointly-owned property?

The escrow account information is printed in the invoice.

• Do I need to inform my management company after I make the transfer to the regulatory bank account?

Yes, you must present the payment slip to your management company via email or in person.

• Where can I find the email address to send the payment slip?

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:

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

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.

The title deeds of properties owned in Dubai are issued at Dubai Land Department and at the Real Estate Registration Trustee centres.

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.

The registration of land areas and real estate units in Dubai adopts 3 main classifications according to the following:

• The main topographic map
• Land unit map
• Land area map

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.

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

Resale is possible after obtaining a No Objection Certificate from the developer.

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.

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

Waiver of any fees can only be granted by an order from the Ruler of Dubai.

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.

The case is referred to the court.

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 property is registered in Dubai Land Department.
• The mortgaged property or real estate unit must be established and has an existing insurance mortgage or verdict on the map at the time of the mortgage.
• The insurance mortgage may be made only on a property or real estate unit that is valid to transact.

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.

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.

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 or from reception offices at DLD.

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.

• A valuation certificate issued by Dubai Land Department of not more than six 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 no more than 10% of the price specified in the certificate.
• The original title deed
• The original municipality map.
• A copy of the national ID of all the landlords.
• A declaration of sale signed by the owners or their legal representative.
• Detailed written data on the property and a signed pledge stating the specifications of the property 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 charges).
• Letter of undertaking to evacuate and hand over the property free from preoccupations after one month from the date of sale (in case of private housing). If the property is 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 rent.

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.

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.

• Dubai Municipality
• Dubai Development Authority
• Dubai Silicon Oasis Authority
• Trakhees
• Dubai South

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.

• Land title deeds in case of separation/title deed for all lands in case of amalgamation.
• Land maps or the approved master plan with a letter issued by the planning authority.
• If the lands are within freehold or long-term rental projects, the developer must submit the application through the developer portal.
• If the lands are within the old areas of Dubai (non-freehold), the application must be submitted through the Service Trustee Centres 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 the land is within the freehold projects or is a 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 Service Trustee centres 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 title deed.
• The settlement of 4% of the added area value.
• A map of the land plot or the approved master plan issued by the planning authority.

In case a change of the planning

• The land title deed.
• A map of the land or the approved master 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 title deed.
• A map of the land or the approved master plan issued by the planning authority

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.

In case of a developer:

In case of an initial registration

• Registering the project in the escrow account department through the developer portal system.
• Assigning one of the survey companies approved by Dubai Land Department through the developer portal system.
• Providing approved engineering drawings from the planning authority.
• 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 developer through the developer portal to transfer the application to the buildings and joint areas department for the final approval.
• Paying the final fees, handled by the developer, through the developer portal after being approved by the buildings and joint-area department.

In case of the final registration (issuance of title deeds)

1. Assigning one of the survey companies approved by 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 at 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. Paying the final fees, handled 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

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.

The fee for approving a single property is AED 122.5, and it is distributed as follows:

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:

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

In case of amendment to property data, AED 570 per unit will be paid

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.

• Title deed.
• No Objection Certificate from the developer or jointly-owned property management company.
• A letter from the bank if the parking lot or store is located within a mortgaged building, or if it was purchased from a mortgaged unit.
• A copy of the unit contract if the parking lot or store falls within the contract, or a contract to purchase the parking lot or store.
• In the event of a purchase, a fee of 4% of the value of the position shall be paid if it is at the same market price or more.
• It is ensured that the parking lot or store has not been allocated to another unit.
• A report to amend the property data, and pay the fees through the service trustee centers, or the Customer Happiness Department.

• Title deed.
• No Objection Certificate from the developer or jointly-owned property management company.
• A letter from the landlords to change positions or stores.
• It is ensured that the parking lot or store has not been allocated to another unit.
• Provide a report to amend the property data, and pay the fees through the service trustee centres, or the Customer Happiness Department.

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.

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).

• Preliminary approval from the Dubai Economy.
• Trade name reservation certificate.
• Ejari contract.
• Approved plans for interior decoration works.
• Certificate of completion of interior decoration works.
• Survey work fees (AED 2,020).

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 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/#/

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.