Ejari registration costs AED 177.75 online and requires a signed unified tenancy contract, valid Emirates ID, and property title deed. The system, managed by Dubai’s Real Estate Regulatory Agency (RERA) under Law No. 26 of 2007, makes tenancy contracts legally binding and enforceable—without it, you cannot activate DEWA utilities, process visa renewals, or resolve rental disputes through official channels.

This guide covers the complete Ejari registration in Dubai process: exact fee breakdowns, required documents with submission standards, step-by-step procedures across all channels, common rejection reasons that block approval, and the Ejari renewal in Dubai process that must be completed within 14 days of lease renewal.

What Ejari Registration Is and Why Dubai Requires It

Ejari—Arabic for “my rent”—is the official tenancy contract registration system introduced by the Real Estate Regulatory Agency (RERA) on March 14, 2010. The system operates under Dubai Land Department jurisdiction and enforces Law No. 26 of 2007, which governs all rental relationships in the emirate.

Before Ejari, rental agreements in Dubai lacked standardization. Landlords and tenants used varying contract formats, which created ambiguity in dispute resolution and enabled fraudulent practices like double-leasing the same property. The Dubai Land Department designed Ejari to eliminate these problems by requiring every tenancy contract to be recorded in a centralized government database using a unified format.

Registration creates a unique Ejari certificate with a barcode and contract number. This certificate serves as the only legally recognized proof of tenancy in Dubai. Government entities, courts, and RERA can access the registered data electronically, which enables automated verification for utility connections, visa applications, and dispute proceedings.

Legal Mandate for All Dubai Tenancies

RERA regulations make Ejari registration mandatory for every residential and commercial lease in Dubai. The requirement applies regardless of property type—apartments, villas, offices, warehouses, and retail spaces all require Ejari certificates before tenants can occupy them legally or access essential services.

Attempting to rent without Ejari registration creates immediate practical problems. DEWA (Dubai Electricity and Water Authority) will not activate electricity and water services without a valid Ejari certificate. Immigration authorities require Ejari for family visa sponsorship and residence permit renewals. The Rental Dispute Center will not hear cases without registered contracts. Insurance companies often demand Ejari certificates before issuing coverage.

Both landlords and tenants face penalties for non-compliance. While RERA does not publish specific fine amounts publicly, administrative penalties can apply, and the lack of registration exposes both parties to legal vulnerabilities if disputes arise.

Who Can Register Ejari Contracts

According to current DLD regulations, Ejari registration authority is limited to specific parties with proper documentation and authorization.

Tenants and Landlords (Direct Registration)

The tenant named in the tenancy contract can register Ejari directly through the Dubai REST app or by visiting a Real Estate Services Trustee Center. Tenants must present their valid Emirates ID and the signed unified tenancy contract. For non-residents or individuals whose Emirates ID is being processed, a passport copy with a valid UAE residence visa or entry permit may be accepted, though requirements can vary by registration channel.

Property owners (landlords) can also initiate registration, though in practice tenants typically handle residential Ejari while landlords or property managers register commercial leases. Landlords must provide their Emirates ID or passport, along with the property title deed registered in their name at Dubai Land Department.

Authorized Representatives with POA

Either party can delegate registration authority through an official Power of Attorney (POA). If the POA was issued in Dubai, the document number can be entered in the system without physical attachment—DLD can verify it electronically. POAs issued in other emirates or countries must be submitted as scanned documents along with the application.

The authorized representative must not be an employee of a real estate company unless that company holds a valid property management license in Dubai. This restriction prevents unauthorized brokers from handling Ejari registrations.

Licensed Property Management Companies

Real estate companies licensed for property management activities in Dubai’s Trakheesi system automatically receive Ejari system access. These companies can register contracts for properties under their management. When using a property management company, clients typically do not need to handle the process themselves—the company completes registration as part of their service.

Required Documents for Ejari Registration

Submitting complete and accurate documentation is critical. Incomplete or mismatched documents cause immediate rejection and require resubmission, delaying utility activation and other dependent processes.

Document Quality Requirements

All documents uploaded online must be clear, legible scans or photos. Blurry images, dark photos where text is unreadable, or cropped documents that cut off information will trigger rejection. When photographing Emirates IDs, ensure the entire card is visible, including the barcode on the back.

For in-person registration at Trustee Centers, bring original documents. The original unified tenancy contract must be presented—photocopies are not accepted for verification purposes.

Ejari Registration Fees and Payment Methods

Registration costs vary by channel. The official fee structure set by Dubai Land Department includes base registration charges plus service partner fees.

Online Registration via Dubai REST App or DLD Website

Total cost: AED 177.75

• AED 100: Tenancy contract registration fee
• AED 10: Knowledge fee
• AED 10: Innovation fee
• AED 55: Service partner fee
• AED 2.75: 5% VAT on service partner fee

In-Person Registration via Real Estate Services Trustee Centers

Total cost: AED 220

• AED 100: Tenancy contract registration fee
• AED 10: Knowledge fee
• AED 10: Innovation fee
• AED 95: Service partner fee (higher for in-person service)
• AED 5: 5% VAT on service partner fee

Accepted Payment Methods

Online registrations accept credit cards, debit cards, and Noqodi wallet payments. The Dubai REST app processes payments securely through government-approved gateways. Trustee Centers accept cash in addition to card payments.

Payment must be completed before the application enters the review queue. Unpaid applications remain in draft status and will not be processed or assigned an Ejari certificate number.

How to Register Ejari: Step-by-Step Process

Dubai provides three registration channels. Processing time and convenience vary, but all channels produce the same legally valid Ejari certificate.

Method 1: Dubai REST App (Recommended for Most Users)

Step 1: Download the Dubai REST app from Google Play or Apple App Store. Create an account or log in using UAE Pass (recommended), Emirates ID number, or residence visa number.

Step 2: Navigate to the “Services” section and select “RERA.” Choose “Register Ejari Contract” from the menu.

Step 3: Complete the online form with accurate property details, tenant information, landlord information, and rental terms. The system validates data against DLD records in real-time.

Step 4: Upload required documents as clear scans or photos: unified tenancy contract (all pages), Emirates IDs for both parties, title deed, and any applicable POA documents.

Step 5: Review all entered information carefully. Mistakes caught after submission require application withdrawal and re-filing.

Step 6: Pay the AED 177.75 fee using the app’s secure payment gateway. Keep the payment receipt for your records.

Step 7: Submit the application. If the landlord is registered in Dubai REST with an active account, the system will notify them for approval. Individual landlords must approve tenant-initiated registrations through their Dubai REST accounts.

Step 8: Receive the Ejari certificate by email once approved. Processing is typically instant if all documents are correct and the landlord approves immediately. In practice, expect 1-2 business days if landlord coordination is needed.

Method 2: Real Estate Services Trustee Center (In-Person)

Visit an authorized Ejari typing center such as EGSH or other licensed trustee offices. Bring original documents: unified tenancy contract, Emirates IDs for both parties, title deed, and payment.

A service representative completes the data entry on your behalf, verifies documents, processes payment (AED 220), and submits the application. According to DLD service standards, in-person registration takes approximately 7 minutes excluding waiting time, though queues during peak hours can extend total time.

You receive the Ejari certificate immediately after approval if the landlord is present to sign or has provided advance authorization. If landlord coordination is required, the certificate is emailed once approval is granted.

Method 3: DLD Website (Ejari Portal)

Access the Ejari system through the Dubai Land Department website at dubailand.gov.ae. The process mirrors the Dubai REST app: create an account, log in, select Ejari registration, complete the form, upload documents, pay fees, and submit.

This method suits users who prefer desktop/laptop computers over mobile apps. Processing time and requirements are identical to the Dubai REST app method.

Common Ejari Registration Mistakes That Cause Rejection

Understanding frequent errors helps you avoid delays. Dubai Land Department’s automated verification systems flag these issues immediately, preventing registration from proceeding.

Expired or Invalid Emirates ID

This is the single most common rejection reason. Even if your Emirates ID expired yesterday, the system will not accept it. Check expiration dates for both tenant and landlord before starting registration. If your ID is expired or will expire within the next few weeks, renew it first through ICP or GDRFA before attempting Ejari registration.

For new UAE residents whose Emirates ID is still being processed, some channels may accept a passport with valid residence visa as a temporary alternative, but this varies—confirm acceptance with the specific registration channel you plan to use.

Name Mismatch Between Documents

If your Emirates ID shows “John Michael Smith” but the tenancy contract lists you as “J.M. Smith” or “John Smith,” the system will flag a mismatch and reject the application. Names must match exactly across all documents—character for character, including middle names and spelling.

This problem often occurs with married women whose Emirates ID shows their maiden name but who signed the contract using their married name. Correct the tenancy contract to match the Emirates ID exactly before submission.

Property Number Discrepancies

The property number (also called unit number or plot number) on the tenancy contract must match the number registered in Dubai Land Department records on the title deed. A discrepancy here indicates the contract references a different property than the landlord owns, which triggers immediate rejection.

Verify the property number by comparing the tenancy contract, title deed, and DEWA premise number. All three should align. If the landlord owns multiple units in the same building, ensure the contract specifies the correct unit number.

Incomplete or Unsigned Tenancy Contract

The unified tenancy contract requires signatures from both landlord and tenant on all pages, not just the final page. Some contracts have multiple amendment pages or annexes that also require initials or signatures. Missing any signature causes rejection.

Additionally, the contract must be complete—all mandatory fields filled in, including rental amount, payment schedule, property address, lease duration, and security deposit terms. Contracts with blank sections or handwritten changes that lack both parties’ initials will be rejected.

Landlord Not Registered in Dubai REST System

Individual landlords must have an active Dubai REST account to approve tenant-initiated Ejari registrations. If the landlord has never registered in the system, the approval workflow cannot function.

Before a tenant starts online registration, confirm the landlord has Dubai REST access and knows how to log in and approve applications. If the landlord is unfamiliar with the system, in-person registration at a Trustee Center where both parties are present is more efficient.

Attempting to Register Over Existing Active Ejari

You cannot register a new Ejari for a property that already has an active Ejari contract in the system. The previous Ejari must be officially cancelled before a new one can be registered for the same unit.

This frequently affects new tenants moving into properties where the previous tenant’s Ejari was never cancelled. The landlord must first cancel the old contract, then the new tenant can register. Without cancellation, the system treats the registration attempt as an attempt to double-lease the property and rejects it.

Wrong Document Upload or Poor Image Quality

Uploading the wrong document in the wrong field—for example, uploading the tenancy contract where the system asks for Emirates ID—causes rejection. Similarly, blurry photos, dark scans where text is illegible, or cropped images that cut off important information will be flagged.

Take clear, well-lit photos of all documents. Ensure the entire document is visible, with no shadows covering text. For multi-page contracts, upload all pages in the correct sequence.

Ejari Renewal Requirements

Ejari does not renew automatically when you renew your tenancy contract. Every time a lease is renewed—even if terms remain unchanged—a new Ejari registration is required.

When to Renew Ejari

RERA regulations require Ejari renewal within 14 days of the new lease start date. If your tenancy contract renews on January 1, you must register the new Ejari by January 14. Delays beyond this window can result in fines and complications with DEWA account maintenance and visa renewals.

Many tenants miss this deadline because they assume Ejari renews automatically with the lease, or they complete the tenancy contract renewal weeks in advance but forget to register the new Ejari immediately.

Renewal Process and Fees

The renewal process mirrors initial registration. Submit the new signed tenancy contract, updated Emirates IDs (if they changed), and pay the same fees: AED 177.75 online or AED 220 at Trustee Centers.

The system generates a new Ejari certificate with a new contract number and updated validity dates. The previous Ejari automatically becomes inactive once the new one is approved—you do not need to separately cancel the old Ejari when renewing.

Consequences of Missing Renewal

Failing to renew Ejari on time creates multiple problems. DEWA may suspend services or refuse account modifications without a current Ejari. Family visa renewals will be rejected if the sponsor’s Ejari is expired. The Rental Dispute Center will not accept cases involving expired Ejari certificates.

Additionally, you lose the legal protections Ejari provides. If a dispute arises during the period when your Ejari was expired, you cannot prove the terms of your tenancy agreement through official channels.

Co-Occupant Registration Rules

Since 2022, RERA requires all co-occupants living in a rented property to be registered in the Ejari system. This includes family members, flatmates, and any other individuals residing in the unit who are not the primary tenant.

Registration Timeline and Requirements

Co-occupants must be registered within 7 days of moving into the property. The primary tenant initiates co-occupant registration through the Dubai REST app by selecting “Add Co-Occupant” under their existing Ejari record.

Required information includes the co-occupant’s Emirates ID, passport details, and relationship to the primary tenant. Family members typically need supporting documents like marriage certificates or birth certificates to prove the relationship.

Why Co-Occupant Registration Matters

RERA uses co-occupant data to prevent unauthorized subletting and overcrowding. For family visa sponsors, all dependents listed on the sponsor’s visa must also be registered as co-occupants in the Ejari system. Immigration authorities cross-check Ejari records when processing family visa applications and renewals.

Failure to register co-occupants can result in fines and complications with visa applications. Property managers handling Ejari typically include co-occupant registration as part of their service.

Linking Ejari to DEWA Utility Services

You cannot activate DEWA (Dubai Electricity and Water Authority) services without a valid Ejari certificate. The integration between DLD and DEWA is automatic—once your Ejari is registered, the DEWA system can access it electronically.

DEWA Activation Process

After receiving your Ejari certificate, visit the DEWA website or app. Select “Move-in” or “Transfer Service.” Enter your Ejari contract number—the system retrieves property details automatically.

DEWA requires payment of a security deposit (AED 2,000 for apartments, AED 4,000 for villas) plus AED 130 activation fee. Once payment is processed, DEWA typically activates services within 24-48 hours.

Common DEWA-Ejari Connection Issues

If DEWA cannot find your Ejari record, wait 24 hours after Ejari registration for system synchronization. If the problem persists, verify that the property number on your Ejari exactly matches the DEWA premise number for that unit.

Name mismatches between Ejari and DEWA also cause problems. The tenant name on Ejari must match the name you use to register the DEWA account. If you registered Ejari with your full legal name but try to register DEWA with a shortened version, the system may reject the connection.

FAQ

How Long Does Ejari Registration Take to Complete?

Online registration through Dubai REST or the DLD website is typically instant if all documents are correct and the landlord approves immediately. In practice, expect 1-2 business days for landlord coordination and system processing. In-person registration at Trustee Centers takes approximately 7 minutes of active processing time, though waiting in queues during peak hours can extend total time to 30-45 minutes.

Can I Register Ejari Before My Tenancy Contract Starts?

No. The Ejari system validates contract start dates against the current date. You can only register Ejari once the tenancy period has begun or is beginning on the same day. Attempting to register a contract with a future start date will result in rejection. Complete registration on the contract start date or within the first few days of the tenancy.

What Happens If My Landlord Refuses to Register Ejari?

Under RERA regulations, landlords are legally required to register tenancy contracts. If your landlord refuses or delays, you as the tenant can initiate registration yourself through Dubai REST or a Trustee Center. You will need the landlord’s Emirates ID details and property title deed information, which should be provided during contract signing. If the landlord still does not cooperate, file a complaint with RERA by calling 800-4488 or visiting their office.

Can I Cancel My Ejari Before the Contract Expires?

Yes. Ejari cancellation is required when a tenancy ends early—whether through mutual agreement, lease termination by the landlord, or tenant departure. Access the Dubai REST app, select your active Ejari contract, and choose “Cancel Ejari.” Upload supporting documentation explaining the reason for early termination, such as a mutual cancellation agreement signed by both parties or an official notice. Cancellation takes 1-2 business days to process and costs AED 50-80 depending on the service channel.

Do I Need a New Ejari If I Change from Chiller to Central AC?

No. Changes to utility systems or property modifications do not require Ejari renewal unless they result in a formal amendment to the tenancy contract itself—such as a change in rental amount or lease duration. However, if you and your landlord sign a formal addendum to the contract reflecting new terms, that addendum should be registered as an Ejari modification.

Can I Register Ejari for a Hotel Apartment Lease?

Standard hotel apartment rentals (short-term stays of a few days or weeks) do not require Ejari registration. However, if you are leasing a hotel apartment on a long-term basis (6 months or more) with a formal tenancy contract, Ejari registration is required. For visa purposes involving hotel apartments, submit tenancy documents to GDRFA instead of using the standard DLD process, and obtain a letter from the hotel confirming you are a tenant and stating the annual rent.

What If My Emirates ID Expires During My Tenancy Contract Period?

Your Ejari remains valid even if your Emirates ID expires after registration, as long as the Ejari itself was registered while your ID was still valid. However, when you renew your Emirates ID, you should update the information in the Dubai REST app to ensure alignment with government systems. This is particularly important before Ejari renewal—use your current, valid Emirates ID number for the renewal registration.

Can I Register Ejari for a Property I’m Subletting?

Subletting is generally prohibited in Dubai unless the original landlord provides explicit written permission. If you have permission to sublet, the primary tenant (who has the original Ejari with the landlord) must register the subtenant through a separate process. Standard Ejari registration is for direct landlord-tenant relationships. Unauthorized subletting discovered through Ejari audits can result in eviction and penalties for both parties.