Dubai Rental Agreement Review: What to Check Before You Sign

The Anatomy of a Dubai Tenancy Contract

A standard Dubai rental agreement follows a fairly consistent structure, but the details within each section vary dramatically between landlords. The contract typically includes: parties and property details, rent and payment terms, security deposit, duration and renewal, maintenance obligations, termination and penalties, and governing law.

Most tenants skim the first section, check the rent amount, and sign. The critical clauses — the ones that cost you money — are buried in sections four through six. That is where you need to focus your attention.

Property Details: Getting the Basics Right

Verify that the property description matches exactly what you are renting. This includes the unit number, building name, community, total area in square feet, number of bedrooms, and whether the unit is furnished or unfurnished. Discrepancies in the property description can create problems with Ejari registration and DEWA connection.

Check that the landlord is the actual owner by requesting the title deed. If you are dealing with a property management company or agent, they must have a valid power of attorney from the owner. Signing a contract with someone who does not have authority to lease the property can leave you with no legal standing.

Rent and Payment Terms: The Numbers That Matter

The contract must state the total annual rent, the number of cheques, the dates each cheque will be presented, and the payee name. Ensure the cheque dates align with your salary cycle. A cheque bouncing because it was presented three days before your salary arrives can trigger serious consequences under UAE law.

Check whether the contract includes any additional fees beyond rent. Some contracts add service charges, chiller fees, municipality tax (typically 5% of annual rent for residential), or parking fees on top of the stated rent. These should all be specified clearly. In some buildings, chiller charges alone can add AED 3,000 to AED 8,000 per year.

For the agency commission, the standard in Dubai is 5% of annual rent from the tenant. Some agents charge both landlord and tenant. Clarify this before signing and ensure it is documented.

Security Deposit: Protecting Your Money

The standard security deposit is 5% of annual rent for unfurnished properties and 10% for furnished. Your contract should clearly state the deposit amount, the conditions under which deductions can be made, the timeline for return after you vacate, and the process for disputing deductions.

Insist on a move-in condition report. Photograph every room, every scratch, every stain. Send these photos to your landlord or agent via email so there is a timestamped record. Without this documentation, you have no defence against unfair deposit deductions when you move out.

Maintenance and Repairs: Who Pays for What

Under RERA guidelines, landlords are responsible for structural maintenance and major mechanical systems. Tenants are responsible for minor maintenance and damage they cause. Your contract should explicitly define these boundaries.

Watch for clauses that make you responsible for "all repairs and maintenance." This broad language can leave you paying for AC compressor replacements (AED 3,000-8,000), water heater failures, plumbing issues behind walls, and electrical system faults. None of these should be your responsibility unless you caused the damage.

Termination and Renewal: Your Exit Strategy

Every rental agreement should include a clear early termination clause. The standard penalty is two months' rent plus the remaining notice period. If your contract does not include an early termination clause, you may be liable for the full remaining rent if you break the lease.

For renewal, your landlord must give you 90 days' notice of any changes to terms, including rent increases. Any rent increase must comply with the RERA Rental Index. If your landlord notifies you of an increase that exceeds the RERA-allowed amount, you can refuse and challenge it.

Check whether the contract auto-renews. Some contracts automatically renew for another 12 months on the same terms unless one party gives 90 days' notice. This can trap you in an unfavourable lease if you miss the notification deadline.

The Ejari Registration Process

Once you sign your contract, it must be registered with Ejari. This is not optional. Without Ejari registration, you cannot connect DEWA, you cannot sponsor dependents on your visa, and you cannot file a case at the Rental Dispute Settlement Centre if something goes wrong.

Registration can be done through the Dubai REST app, Ejari centres, or through your real estate agent. The standard fee is AED 220 plus knowledge and innovation fees. Your landlord is typically responsible for providing the title deed and NOC for registration, but the tenant usually pays the fee.

Your Pre-Signing Checklist

Frequently Asked Questions