Ejari Registration in Dubai 2026: Fees, Documents and Renewal
Short answer: Ejari registration is how the Dubai Land Department records every residential and commercial tenancy contract in Dubai. In 2026 it costs AED 177.75 through the Dubai REST app or the DLD website, and about AED 220 at a real estate services trustee centre. You need the signed Unified Tenancy Contract, the tenant's Emirates ID and, in most cases, the title deed, the landlord's ID and the DEWA premises number. A trustee centre processes it in around 25 minutes; online registration is usually faster. Renewal is the same service at the same fee, and you need a registered Ejari to connect DEWA, sponsor family visas and file any rental dispute.
Key takeaways
- Every Dubai tenancy must be registered in Ejari. An unregistered contract cannot be used at the Rental Disputes Centre, and DEWA will not connect a tenant without one.
- Online costs AED 177.75: AED 100 registration, AED 10 knowledge fee, AED 10 innovation fee, AED 55 service partner fee and AED 2.75 VAT.
- A trustee centre costs about AED 220, because the service partner fee rises to AED 95.
- The landlord is legally responsible for making sure the contract is registered; the tenant usually does the paperwork and pays. Agree who does it in writing before you sign.
- Rent increases at renewal are capped by the RERA rental index, and since January 2025 that index rates buildings from one to five stars.
What is Ejari and why does it matter?
Ejari (Arabic for "my rent") is the online registry the Dubai Land Department (DLD) and its regulatory arm RERA use to record every tenancy contract in the emirate. Registration turns a private agreement between a landlord and a tenant into a document the government recognises.
That recognition is what makes it useful. Without a registered Ejari, the tenancy effectively does not exist for official purposes. In practice you need one to:
- Connect DEWA electricity and water in the tenant's name.
- Sponsor a spouse, children or parents for UAE residence, where the immigration authority asks for proof of address.
- File a case at the Rental Disputes Centre, whether you are a tenant challenging a rent increase or a landlord chasing arrears.
- Renew a trade licence or register a business address, for commercial tenancies.
- Set up some banking and telecom services, which ask for a registered address.
The legal basis is Law No. 26 of 2007 regulating landlord and tenant relationships in Dubai, as amended by Law No. 33 of 2008. The same law sets the notice periods and eviction rules that apply once the tenancy is registered.
How much does Ejari registration cost in 2026?
The government fees are the same whichever channel you use. What changes is the service partner fee, which is lower online. These are the figures published on the DLD's Ejari service page.
| Fee | Online (Dubai REST / DLD website) | Trustee centre |
|---|---|---|
| Ejari registration fee | AED 100 | AED 100 |
| Knowledge fee | AED 10 | AED 10 |
| Innovation fee | AED 10 | AED 10 |
| Service partner fee | AED 55 | AED 95 |
| VAT (on the service fee) | AED 2.75 | AED 4.75 |
| Total | AED 177.75 | ~AED 220 |
Ejari registration and renewal fees, Dubai Land Department, checked September 2026. The DLD page quotes the trustee centre total as AED 220.
Renewal is the same DLD service ("Register / Renew Ejari Contract") and carries the same fee. There is no separate, cheaper renewal tariff.
Two costs people confuse with Ejari are worth separating out. The DEWA security deposit (AED 2,000 for an apartment and AED 4,000 for a villa, refundable) is paid to DEWA, not to Ejari. And the agency commission on a rental, typically 5% of the annual rent, is paid to the broker. Neither is an Ejari fee.
What documents do you need for Ejari?
The DLD's own requirement is short: a copy of the signed Unified Tenancy Contract, the applicant's Emirates ID, and a power of attorney if someone is applying on your behalf. In practice the system asks for details from both sides of the contract, so have all of the following ready before you start.
| Document | Whose | Why it is needed |
|---|---|---|
| Signed Unified Tenancy Contract | Both parties | The contract being registered |
| Emirates ID (or passport and visa) | Tenant | Identifies the registered occupant |
| Title deed (or Oqood for a recently handed-over unit) | Landlord | Proves the landlord owns the property |
| Emirates ID or passport | Landlord | Matches the owner on the title deed |
| DEWA premises number | Property | Links the Ejari to the utility connection |
| Power of attorney | Agent or representative | Only if a third party is applying |
| Trade licence | Company tenant or landlord | Only for corporate parties or commercial leases |
Documents commonly requested for Ejari registration in 2026. Sources: Dubai Land Department; Gulf News, January 2026.
The single most common reason an application stalls is a mismatch between the name on the title deed and the landlord named on the contract. If the property is held in a company name, or is jointly owned, the contract must reflect that exactly. If you have just bought off-plan and the unit is still registered on an Oqood rather than a title deed, the rules are slightly different; we explain the difference in Oqood vs title deed in Dubai.
How to register Ejari online, step by step
There are three channels: the Dubai REST app, the DLD website, and the network of real estate services trustee centres across the city. Online is cheaper and, for a straightforward residential lease, usually faster. The process online:
- Sign the Unified Tenancy Contract. Both parties sign the standard DLD contract, with any addenda (maintenance, pets, early termination) attached.
- Log in to Dubai REST or the DLD website with UAE PASS. Tenants, landlords and their authorised representatives can all apply.
- Choose "Register / Renew Ejari Contract" and enter the property details, or select the property if it is already linked to the landlord's account.
- Upload the contract and supporting documents listed in the table above.
- Pay the AED 177.75 fee by card.
- Download the Ejari certificate. It carries a unique contract number, which is what DEWA and the immigration authority will ask for.
At a trustee centre the steps are the same, but a typist handles the upload. The DLD quotes 25 minutes of processing time there, excluding waiting time. Bring originals.
Once you have the Ejari number, the next call is DEWA. Move-in with DEWA is usually same-day once the Ejari is live, and the connection, security deposit and first bill all run off that number. The housing fee of 5% of annual rent, collected by Dubai Municipality, then appears on your monthly DEWA bill. We put that into a full household budget in the cost of living in Dubai.
Who is responsible for registering Ejari: landlord or tenant?
Legally the obligation to make sure the tenancy is registered sits with the landlord. In practice, in the residential market, the tenant or the letting agent usually does the registration and the tenant pays the fee, because the tenant is the one who needs the certificate to connect DEWA and process visas.
Neither arrangement is wrong, but it should be written down. A good tenancy contract states who registers the Ejari and who pays, so there is no argument at move-in.
For landlords, registration is also protection. A registered contract is what lets you use the Rental Disputes Centre to recover unpaid rent or enforce a notice to vacate. If you own a villa you intend to let, it is worth understanding the full rulebook, including the rent cap and the notice periods, before you sign the first lease. If you plan to let it short-term rather than on an annual Ejari lease, the regime is completely different: see our guide to the DET holiday home licence.
Ejari renewal and rent increases in 2026
Every renewal of a tenancy contract needs a new Ejari registration, and the process and fee are identical to a new registration. Before the old contract expires, three rules govern what can change.
- 90 days' notice for any change. A landlord who wants to change the terms at renewal, including the rent, must notify the tenant at least 90 days before the contract ends.
- Increases are capped by the rental index. Under Decree No. 43 of 2013, the permitted increase depends on how far the current rent sits below the average for comparable units.
- 12 months' notarised notice to evict for sale or own use, served through a notary public or registered mail.
| Current rent vs RERA index average | Maximum increase at renewal |
|---|---|
| Up to 10% below average | No increase |
| 11% to 20% below | Up to 5% |
| 21% to 30% below | Up to 10% |
| 31% to 40% below | Up to 15% |
| More than 40% below | Up to 20% |
Rent increase bands under Dubai Decree No. 43 of 2013. Check your unit against the official RERA rental index calculator before agreeing a renewal.
The index itself changed in January 2025. The DLD's Smart Rental Index now rates individual buildings from one to five stars on more than 60 criteria, rather than averaging a whole area, so two towers on the same street can now have different permitted increases. We walk through how to run the calculation in our guide to the RERA rental index calculator.
How to cancel an Ejari
An Ejari stays attached to the property until it is cancelled, and a new tenancy cannot be registered while the old one is still live. That is why cancellation matters most to the next tenant and to the landlord, not the one leaving.
- Settle the final DEWA bill and request disconnection or transfer, so the deposit can be refunded.
- Get the landlord's confirmation that the tenancy has ended; some channels ask for a signed termination or a clearance letter.
- Cancel through Dubai REST, the DLD website or a trustee centre. Online cancellation is generally free; trustee centres charge a small service fee.
If you are selling a tenanted property rather than simply ending a lease, the Ejari does not need to be cancelled: the tenancy transfers to the new owner, who is bound by its terms. That, and the other seller-side steps, are covered in selling property in Dubai.
If you are weighing up renting against buying in the first place, the arithmetic changes a great deal once you add purchase costs. Start with our breakdown of DLD fees and the Dubai mortgage calculator.
Frequently asked questions
How much is Ejari registration in 2026?
AED 177.75 through the Dubai REST app or the DLD website, made up of AED 100 registration, AED 10 knowledge fee, AED 10 innovation fee, a AED 55 service partner fee and AED 2.75 VAT. At a real estate services trustee centre it is about AED 220, because the service partner fee is AED 95.
Can I register Ejari online?
Yes. Tenants, landlords and authorised representatives can register or renew an Ejari through the Dubai REST app or the Dubai Land Department website, logging in with UAE PASS and uploading the signed Unified Tenancy Contract.
Who pays for Ejari, the landlord or the tenant?
The landlord is legally responsible for ensuring the tenancy is registered, but in the residential market the tenant usually handles registration and pays the fee. Agree who does it in the tenancy contract.
How long does Ejari registration take?
The Dubai Land Department quotes 25 minutes of processing time at a trustee centre, excluding waiting time. Online registrations for a standard residential contract are typically completed the same day.
Is Ejari renewal mandatory?
Yes. Each renewed tenancy contract must be registered again in Ejari. The renewal uses the same DLD service and the same fee as a new registration.
How much can a landlord increase the rent at renewal?
It depends on how far the current rent is below the RERA rental index average: no increase if it is within 10%, then up to 5%, 10%, 15% or 20% in 10-point bands. The landlord must give 90 days' notice before the contract ends.
Do I need Ejari to connect DEWA?
Yes. DEWA uses the Ejari contract number to open an account in the tenant's name, and the refundable security deposit is AED 2,000 for an apartment or AED 4,000 for a villa.
Sources & further reading: DLD: Register / Renew Ejari · DLD: Smart Rental Index · Law No. 33 of 2008 · DLD rental index · DEWA
Written by Faizan Ahmed, Digital & SEO Lead, Swank Development. Last updated 23 September 2026. Figures are indicative and were verified against official UAE government sources at the time of writing; always confirm current fees with the Dubai Land Department or your conveyancer.
