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Development Services
The real estate escrow account is a bank account of a real estate project in which the amounts collected from purchasers for the units sold off the plan (on the map) or from the financiers of the project are deposited.
The escrow account aims to regulate the building and construction processes of the units sold on the map guaranteeing investors’ rights. The provisions of the law apply to the developers (all real estate developers in Dubai, without exception), who will sell real estates on the map of the projects in the Emirate of Dubai and, in return, receive payments from the purchasers or financiers.
You can contact the Real Estate Escrow Account Department through:
Email: [email protected]
For more information, you can visit the website: http://www.dubailand.gov.ae/Default.aspx or the Dubai REST app.
If the project has not started and is under cancellation:
Please note that Dubai Land Department does not have the authority to terminate any contract between the developer and the investor at the request of the investor. In this case, the investor wishing to terminate a contract with the developer should go to the real estate court under that jurisdiction, and Dubai Land Department’s role here is limited to reconciling the two parties and settling the dispute amicably without deciding or interfering with the issue of termination.
If the project is cancelled:
The account is transferred to the project liquidation department, which in turn requests the developer to return the amounts paid to the investors within 60 days from the date of the cancellation decision. If the Real Estate Regulatory Agency deems that there are reasons to postpone, this period will be extended. In the event that the developer does not comply, the matter is referred to the court to guarantee the rights of the investors.
If the project completion percentage does not exceed 5%, with most of the amounts deposited in the escrow account, and the investor wants to recover the amounts in the account through the Real Estate Regulatory Agency, knowing that the developer has not and will not build the project:
What was mentioned in the first case applies here
If the project is not cancelled, and the investor wants to recover the amounts paid, that investor must resort to the court.
If the project has been under cancellation or has been cancelled for more than a year or so, and there is no clear answer about the announcement of these projects, nor about the fate of the investors in those projects:
In the case of cancelled projects: The customer should refer to the top management because there are reservations about announcing cancelled projects, and the real estate court is contacted if the project is referred to the real estate liquidation committee in Dubai courts.
If the project is under cancellation: At this stage, the project has not yet been cancelled, and the process goes through several steps and procedures before reaching the cancellation decision, such as submitting a grievance, looking into the grievance, and then submitting its statement upon which the necessary action is taken. This process may take at least three months as it requires the formation of a committee to consider incomplete projects, and a report is submitted to the committee to consider and inform the possibility of proceeding with the cancellation, starting the liquidation procedures.
An investor can track the progress of completion percentages through Dubai Land Department’s official website (project tracking service) or through its smart application.
Currently, the procedure is done automatically by granting the developer the authority to enter the system after being approved as a real estate developer listed in the real estate developers registry. The submitted applications are reviewed and all registration requirements are met to approve the project. The developer will then be automatically allowed to open an escrow account and choose the survey company to submit the real estate units of the project.
Any bank or financial institution licensed by the Central Bank of the UAE to receive third-party deposits, and that is operating in Dubai as an account trustee, provided that these entities are approved by the Real Estate Regulatory Agency. The depositor with the proposed escrow account must enter into a written agreement with the Real Estate Regulatory Agency, stating the terms and conditions. Under it, the account trustee manages the escrow accounts.
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)
- Assigning one of the survey companies approved by DLD through the developer portal system
- Providing approved engineering drawings from the planning authority.
- Submitting a request to complete the project through the developer portal to convert the project status to 100% completed.
- 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 section for 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 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.
DLD
Please send an email to [email protected] with your details, and we will get back to you as soon as possible. Alternatively, you could also visit one of our real estate services trustee centres to update your contact details.
https://dubailand.gov.ae/en/eservices/real-estate-service-trustees-centers
Please verify that you have entered the right mobile number and email address. If you have, please send an email to[email protected]
Please verify that you have entered the right mobile number and email address. If you have, please send an email to[email protected]
Please visit one of our real estate services trustee centres to update your contact details.
https://dubailand.gov.ae/en/eservices/real-estate-service-trustees-centers/
Please visit one of our real estate services trustee centres to update your contact details.
https://dubailand.gov.ae/en/eservices/real-estate-service-trustees-centers/
Please contact Dubai Economy and Tourism (DET).
As part of Dubai Land Department’s efforts to provide the highest standards of quality of life and enhance health and safety standards in existing buildings.
https://www.khaleejtimes.com/uae/dubai-tenant-registration-updated-deadline-removed-names-of-occupants-not-necessary
Residence Services
it is a service centre where all property residencies are issued, including printing requests, medical examinations, health insurances, and procedures for the General Directorate of Residency and Foreigners Affairs – Dubai.
There are two types of real estate residencies: a three-year residency on a property whose value is AED 750,000 or more and a five-year residency on a property whose value exceeds AED 2 million.
2)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.
You can contact for your enquiries at any of the following numbers 042030668 – 042030635 -042030633.
Or by sending an email to [email protected]
Official working hours are 7:30 a.m. – 3:30 p.m.
Yes, any real estate developer can contact the Real Estate Promotion Department to participate in the real estate promotion plan:
- Talal Al Suwaidi 042030645 [email protected]
- Firoz Thylan 042030697 [email protected]
You can access Dubai Land Department’s website and view the annual real estate market performance report. The monthly price index reports and daily transactions can also be viewed on the site as well as downloaded from the Dubai REST app.
Yes, family members can be sponsored
Yes, it is possible to apply for a property under construction, whereby the duration of the residency is annual
Title Deed Services
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
Dubai Land Department registers the properties of foreigners and others through a letter approved by Dubai Courts, which determines the inheritance procedures according to the laws enforced in the UAE
The law requires developers to register completed projects in Dubai Land Department as soon as they receive a certificate of completion from the competent authorities. Accordingly, the real estate units that have been fully paid for will be transferred from the initial register to the Real Estate Registry and issuing the title deed/usufruct certificate for the investor.
In case the area of the property exceeds the area agreed upon in the sale contract, the increase of the unit net area shall not be considered, and the developer shall not claim the value of such increase, unless otherwise expressly agreed in the sale contract.
In case the area of the property is less than the area agreed upon in the sale contract, the developer is obliged to compensate the purchaser for the change in the area of the real estate unit due to the decrease that exceeds (5%) of the net area of the unit.
Waiver of any fees can only be granted by an order from the Ruler of Dubai.
The case is referred to the court.
The case is referred to the court.
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.
The fee for approving a single property is AED 122.5, and it is distributed as follows:
Value (AED) Fee type
50 Approving a real estate unit
10 Knowledge fee
10 Innovation fee
50 Fees for using the electronic system
2.5 Added VAT fees for using the electronic system
In the case of buildings: the total number of units x AED 122.5, in addition to the value of the options fee from the following list x the number of this type:
250 Approving a map of the land’s common areas
350 Approving a map of the common areas of the building
1,000 Approval of a three-dimensional map (BMS)
500 Approving a three-dimensional map of the common parts of the building
Fees are paid through the developer portal for registered projects, or through an electronic link sent to the owner’s email.
Fees are calculated as follows:
If the property is registered for the first time, AED 540 per unit will be paid
Value (AED) Fee type
250 Title Deed
250 Map issuance
10 Knowledge fee
10 Innovation fee
In case of amendment to property data, AED 570 per unit will be paid
Value (AED) Fee type
250 Title Deed
10 Knowledge fee
10 Innovation fee
Fees are calculated as follows:
If the property is registered for the first time, AED 540 per unit will be paid
Value (AED) Fee type
250 Title Deed
250 Map issuance
10 Knowledge fee
10 Innovation fee
In case of amendment to property data, AED 570 per unit will be paid
Value (AED) Fee type
250 Title Deed
10 Knowledge fee
10 Innovation fee
In addition to AED 5,000 if there are maps for the common areas.
What are the documents required to separate or amalgamate a unit with a title deed?
Title deed(s)
No Objection Certificate from the developer or the jointly-owned property management company.
A No Objection Certificate from the bank in the event of a mortgage.
A copy of the planning approved by the planning authority and the engineering file of the unit.
A letter from the owner or developer to allocate parking spaces for the separated units.
A copy of the certificate of completion of construction work on the site.
A fee of AED 620 per unit.
After the survey is completed, the data is prepared and a separation/amalgamation report is prepared to provide the service from Service Trustee centres
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.
The service is to identify the percentage of completion of real estate projects. It is provided by applying for an inspection on the project by the developer or investor for several purposes, depending on the technical report issued after the inspection of the project and the percentage of completion.
The service is provided to the developer through the developer portal system, the Real Estate Services Trustees centres, or the Customer Happiness Department for investors, real estate experts or others who desire to request a technical report by filling the form to ‘request for technical report’ and paying the service fees of AED 15,070 in advance. The Survey Department will receive the application and send a letter to preview/audit the project and issue the report to be delivered to the applicant.
The request for a certificate of owned property (to whom it may concern letter) allows customers to register the request while meeting the requirements of real estate management. Based on the request, the customer needs to specify the authority to which the certificate will be presented as well as present the original ID card.
The request for real estate valuation service allows customers to register a request for valuation of all kinds for different types of lands, housing units, commercial and industrial buildings, and villa complexes among others. This service is provided by the Real Estate Valuation Department.
The request for a map of a property provides access to the types of maps approved by the Survey Department at DLD. In case of requesting the sub-division or amalgamation of land plots and issuance of maps, the request will be referred to the GIS Team to verify the planning information of the original, new, or sub-divided land plots based on the information provided by the planning authority. Required documents include a copy of the land title deed or copy of the map or land number, a letter from the owner (in case the owner does not attend), and an original emirates id card.
The service is provided to the developer through the developer portal system, the Real Estate Services Trustees centres, or the Customer Happiness Department for investors, real estate experts or others who desire to request a technical report by filling the form to ‘request for technical report’ and paying the service fees of AED 15,070 in advance. The Survey Department will receive the application and send a letter to preview/audit the project and issue the report to be delivered to the applicant.
The 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.
The request for real estate valuation service allows customers to register a request for valuation of all kinds for different types of lands, housing units, commercial and industrial buildings, and villa complexes among others. This service is provided by the Real Estate Valuation Department.
The request for a map of a property provides access to the types of maps approved by the Survey Department at DLD. In case of requesting the sub-division or amalgamation of land plots and issuance of maps, the request will be referred to the GIS Team to verify the planning information of the original, new, or sub-divided land plots based on the information provided by the planning authority. Required documents include a copy of the land title deed or copy of the map or land number, a letter from the owner (in case the owner does not attend), and an original emirates id card.
The 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.
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
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.
Jointly-Owned Property Services
Jointly-Owned Property Services
To be in full legal capacity
Must be one of the owners residing in the jointly-owned property
Must be of good conduct
To be committed to paying the service and usage charges
Must attend the Owners’ Committee meetings and effectively participating in its sessions
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 https://dubailand.gov.ae and follow these steps:
Select e-services Services Charge Index Click on the service link Start the service Enter the main project name, project name, usage and fiscal year Click on Calculate to get the result
You can also obtain the information via the Dubai REST app.
Service charges are paid in the accounts approved by the Real Estate Regulatory Agency, after the customer receives an e-mail or text message from the Mollak system that allows the unit owners to use the approved electronic channels to pay the service charges.
The management company is the authority responsible for managing the jointly-owned property and all matters related to the management of the building, the maintenance of common facilities in high quality, and receiving and solving owners’ inquiries and complaints.
For tenants: refer to the Rental Disputes Center to obtain an immediate decision from the judge to return the service (the matter is on a petition).
For owners: submit a complaint through the Dubai REST app, enter the Real Estate Violations System (RVS) and file a complaint.
The company is registered by following these steps:
Visit the Mollak system website https://dubailand.gov.ae/en/MyDLD/#/login.
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.
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.
Payment Option 2
Pay using Noqodi (wallet, credit card, net banking).
The escrow account information is printed in the invoice.
Yes, you must present the payment slip to your management company via email or in person.
The email address is printed in the footer section of the invoice.
The owners’ data can be updated through the following channels:
Contacting the call centre at 8004488
Sending an email to [email protected]
Visiting real estate service trustee offices
All Services
Customers can pay fees through any of the following methods:
Certified bank cheques
Credit cards
The Noqodi wallet
Cash
Licensing Services
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.
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:
Passport photo (optional).
A copy of a valid passport within the folder for citizens/residency for expatriates.
Certificate of continuing education course.
Card renewal fee of AED 520.
Yes, this is requirement. To apply for an additional branch licence:
The main office should have at least 15 brokers.
The facility and all its employees are registered with the Real Estate Regulatory Agency.
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:
A manager or partner must be 21 or older.
A real estate qualification course for university students/diploma course for non-university students must be passed.
A certificate of good conduct should be issued by the Dubai Police and directed to Dubai Land Department or the Real Estate Regulatory Agency.
The residency of the manager must be on the same licence.
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:
- If a broker commits a fundamental violation of the applicable laws and directives in the Emirate.
- 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.
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:[email protected]
- Visiting RERA
For more information, please visit the website www.dubailand.gov.ae
Yes, an expatriate can own the license, provided that there is a citizen services agent.
The complaint can be registered by the following means:
The website through the link dubailand.gov.ae
The Dubai REST app
The complaint should be against a real estate company licensed in Dubai.
The complaint must be related to a real estate violation that has been committed and not a complaint related to contractual claims between the parties.
Documents supporting the complaint must be submitted, such as a copy of the advertisement, a copy of the payment receipt, proof of the violation, etc.
A copy of proof of identity must be submitted.
Complaints related to the cancellation of reservations, compensation, refunds, and contractual disputes between the customer and the real estate company will not be considered. Complaints related to contractual matters will be closed directly due to a lack of jurisdiction.
Disputes or complaints about contracts concluded for more than six months are not considered.
Disputes and complaints related to lease contracts are not considered and must be submitted through the Rental Disputes Center
Rental Services
To recover your password in the Ejari system, you must visit the ‘forgot password’ page and follow the steps there.
You can view the help page (a guide to using the Ejari system) on the main page of the Ejari system.
This can be done through the Noqodi wallet via Al Ansari Exchange or by a bank transfer to the any Noqodi account with affiliated banks.
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.
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
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
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.
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
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
Mechanism of linking Trakheesi and Ejari according to the activity:
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registering_Ejari_from_Trakheesi.pdf
Ejari is the tenancy contract registration system.
Download Unified Ejari Tenancy Contract Unified tenancy contract
There is a unified Ejari contract that includes all the data required for registration, as well as sample clauses and the possibility to add special conditions. A copy of the unified contract can be obtained through the Ejari website.
This can be done by visiting Dubai Land Department’s website https://dubailand.gov.ae, clicking on e-services, selecting the rental increase calculator, and then entering the Ejari contract data to find out the percentage of the increase in the rental value.
The rental index is indicative and is not mandatory for the new lease. It is considered mandatory when the contracting parties are in conflict with regard to determining the rates of rental increase when renewing contracts.
After registering in the Trakheesi system of the real estate company for the following activities:
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 to register and manage their Ejari contracts via the below registration link:
https://ejari.dubailand.gov.ae/RegistrationForms/OwnerRegistrationRequest.aspx
If the owner is not in the UAE, the owner can appoint a representative from the management company to contract on their behalf. The owner can also resort to the Dubai REST application, provided that the contact information registered in DLD’s system is correct and up to date.
Ejari is registered in the Survey Department in the event that the property is located within the freehold areas only.
If it is within the real estate development areas of a developer, the developer is contacted to provide us with the private data, or through the owner directly via e-mail ([email protected]).
The landlord is prohibited from cutting off services from the property or interfering with the tenant in any way that would prevent them from using the property. In this case, the tenant has the right to file a report with the police station, whose jurisdiction covers the property, to request the removal of the objection or proof of its condition. The tenant can also resort to the Rental Disputes Center to file a claim supported by official reports confirming the impact of the exposure to receive compensation for possible damages.
The legislator allows a landlord to request that the centre rule for evicting a tenant from a property if they wish to use it for themselves or for a first-degree relative. The ruling cannot take place without the following requirements:
– An eviction notice must be sent to the tenant stating the reason through the notary public or by registered mail and specifying the required eviction date, provided that there are at least 12 months between the notification and the requested date of eviction.
– The landlord must prove that they do not have an appropriate alternative, and that the suitable alternative does not mean that they do not own another real estate, but that even if they do, only the property required to be evacuated is suitable for the intended purpose.
sale condition
The legislator allows the landlords to request the centre to rule for them to evict the tenant from the property if they wish to sell, as long as the following conditions are met:
– There is a notice to the tenant of eviction stating this reason, through the notary public or by registered mail, and specifying the date of the required eviction, provided that there is at least 12 months between the notification and requested date of eviction.
– In order to prove that the sale is serious and that the landlord does not have a suitable alternative, given that the suitable alternative does not mean that they do not own another property, but that even if they have other properties, the property required to be evacuated is only suitable for the purpose for which it is required to be used.
demolition case
If the landlord (the lessor) wishes to demolish their property to rebuild it, they are permitted by law to ask the tenant to vacate a property provided:
- The necessary licences are obtained from the competent authorities.
- The tenant is notified by a notary public or registered mail 12 months prior to the date of eviction.
The legislator allows a landlord to request the centre to rule for them to evict a tenant from a property if they have not committed to paying the rent, as long as the following conditions are met:
- A notice is sent to the tenant asking them to pay the rent or eviction allowance, through the notary public or by registered mail, with a deadline for payment of no less than 30 days.
- The tenant must have defaulted on their payment.
In the event that either party to the Ejari contract desires to amend any conditions or reconsider the rental allowance, whether by an increase or decrease, they must notify the other party of that no less than 90 days prior to the expiry of the contract, unless the two parties agree otherwise.
If they do not reach an agreement in this regard, the committee sets the wage for the same, taking into consideration the criteria for determining the percentage increase in rent allowances set by RERA, the general economic situation in the emirate, the condition of the property and the rent of the same prevailing in the similar real estate market within the same area, and what is stipulated in any legislation throughout the emirate regarding real estate rents, as well as any other factors deemed by the committee.
The tenant is obligated, according to the general principle, to pay the fees and taxes due on the use of the property and on its sub-lease after the landlord would have authorised them to do so, and this obligation is performed by the tenant considering that the fees and taxes are ancillary to the rent. The ruling and the non-fulfillment of it entails the same consequences as the non-payment of the rent, allowing the landlord to demand its payment and eviction from the property for non-payment, even if it is permissible to agree on exempting the tenant from it or from the amount thereof.
When renting a place, the landlord will ask you for insurance to ensure the condition of the rented place and that there are no damages that need to be repaired.
If it is damaged, repairing it will be covered from the value of the insurance paid, and if the cost of repair is more than the value of the insurance, then the tenant is obligated to pay the excess, whether the damage was intentional or by mistake. For example, if you forgot the key and the door was broken, or your children played with a ball that led to glass being broken, then you are obligated to repair these damages. But if the damages are minor as a result of normal daily use, such as scratches with ceramic tiles or the wall as a result of changing the position of furniture, you are not obligated to repair it. In this case, you have the right to recover the value of the security deposit, so care must be taken when delivering a rented place to prove its condition in the presence of both you and the landlord.
The legislator stipulated in Article (7) of Law No. (26) of 2007, as amended by Law (33) of 2008 regulating the relationship between landlords and tenants in Dubai, that if the Ejari contract is valid, it may not be terminated during its term by the unilateral will of the landlord or the tenant, unless one of the following conditions is met:
- Consensus: It means the consent of the two parties and that the will of the parties to the Ejari contract is directed to annulment.
- Provisions of this law: It means the availability of one of the eviction cases mentioned exclusively in the Tenancy Law.
In accordance with Article (18) of Law No. (26) of 2007 regulating the relationship between landlords and tenants in Dubai, as amended by Law No. (33) of 2008:
First: according to Article (18) of the said law, decoration works carried out by the tenant are among the matters that the landlord must agree to, but this obligation that falls on the landlord is governed by two conditions:
- That these works do not affect the structural integrity.
- The tenant’s request for approvals to carry out decoration works is based on documents issued by the official authorities, which indicate those approvals.
Second: whether it is permissible for the tenant to remove the decorations they installed upon eviction, or to ask for their value:
- The basic principle is that the tenant may not, upon eviction and handover of a property, remove the decorations they have added.
As for the exception: if it was agreed between them to allow the tenant to remove the decorations they built upon eviction or to ask for their value, in this case the agreement shall be applied, and this is what is understood from Article (23) of the same law, which states: “Unless the two parties agree otherwise.”
Sub-leasing: the original tenant re-renting the property to a third party, and the legislator makes a difference between two cases:
First: If the process of re-renting the property is with the consent of the landlord or not, in this case if the original tenant breaches the terms of their contract and the conditions of their eviction are met, then this eviction does not apply and the sub-tenant continues to occupy the property until the end of their contract, and from the controls contained in Article No. (8, 30 of Law No. (26) of 2007 regulating the relationship between landlords and tenants in Dubai, as amended by Law No. 33 of 2008.
In the absence of consent to sub-lease, the eviction applies to the original tenant and the sub-tenant.
Arbitration is one of the exceptional methods of litigation whereby the litigants agree among themselves to resolve disputes and choose the arbitrator. This arbitration may be arbitration through approved arbitration bodies, such as The International Commercial Arbitration Center at the Chamber of Commerce and Industry, and other arbitration centers established in accordance with the laws in force.
With regard to real estate disputes, the law did not prevent resorting to arbitration to resolve real estate disputes. Rather, Law No. (26) 2007 stipulated in Article 32 of it that if it is agreed, the landlord and the tenant in the Ejari contract or in any subsequent agreement to submit any dispute that may arise between them in its implementation to arbitration, neither of them may take any action that would affect the property or the rights and obligations of the two parties, and Article (33) of the same law states that if the dispute occurred and the landlord or tenant had not agreed on the arbitrators, or one or more of the agreed arbitrators refrained from working, or retired or was dismissed, or a judgment was issued to dismiss him, or there was an impediment to him from engaging with him, and there was no agreement in this regard between the two parties, the committee appointed at the request of one of the parties the arbitrator or arbitrators, and the number of people appointed by the committee must be equal to the number agreed upon.
The landlord may resort to not receiving the rental value from the tenant after notifying them of payment. They must wait for the thirty days stipulated by law to elapse to file an eviction lawsuit against the tenant.
The tenant must be careful and go to the Rental Disputes Center and deposit the rental value according to a deposit file, provided that the centre undertakes the procedures for announcing the landlord.
Paragraph (d) of Article 25 of Law No. 33 of 2008 amending Law No. 26 of 2007 regulating the relationship between landlords and tenants stipulates that the commercial premises may be vacated, if the rented property is a commercial premises and the tenant leaves it unoccupied and without reason for a period of thirty consecutive days, or ninety intermittent days in one year, unless the two parties agree otherwise.
Individuals are entitled to a maximum of 3 residential Ejari contracts. For commercial leasing, there is no limit to the number of contracts.
The real estate management company has the right to cancel the residential or commercial contract a maximum of two times every 365 days. If more than two times are required, the request should be sent to [email protected] and the relevant team will do the necessary.
In the event that requests to terminated lease contracts exceed more than twice a year, a letter from the owner or management company is required to explain the reasons for cancelling the contracts.
The real estate management company has the right to cancel the residential or commercial contract a maximum of two times every 365 days. If more than two times are required, the request should be sent to [email protected] and the relevant team will do the necessary.
In the event that requests to terminated lease contracts exceed more than twice a year, a letter from the owner or management company is required to explain the reasons for cancelling the contracts.
The business centre has no right to cancel contracts except in the following cases:
- Cancellation of the trade license
- Change of company’s website
- Freezing of the commercial license
- Cancellation order from the Rental Disputes Center
From less than a year to a maximum of 10 years.
Transaction Services
Dubai Land Department is the sole legally authorised entity to register and document all real estate transactions. This is done through an electronic system (e-register) dedicated to this purpose, in accordance with DLD’s specific procedures and based on certain documents and papers.
The transactions undertaken by real estate developers are recorded through the developers’ self-registration system. For the rest of the transactions, owners or their representatives, based on an official power of attorney, and the presence of the parties at the Real Estate Registration Trustee centres located in different regions across Dubai.
All real estate legislations in Dubai stress the necessity of registering all real estate transactions including ownership, transfer, or change with or without compensation in order to guarantee the rights of investors. All real estate transactions that are not registered in DLD’s registers are considered invalid.
Properties and real estate units for non-UAE citizens may be registered in the areas specified by His Highness the Ruler of Dubai in accordance with the provisions of Law No. 7 of 2006 on real estate registration. The properties in such areas may be registered in the names of companies owned by non-UAE citizens provided that such companies are registered in one of Dubai free zones or any of the other emirates as per memorandums of understanding concluded thereof.
It is not permissible to transact residential granted land except by an order of His Highness the Ruler of Dubai. However, residential granted land for construction, expansion, maintenance and replacement purposes may be mortgaged.
The granted lands (commercial/industrial) may be transacted by the beneficiary after the acquisition of such lands and the settling of the fees stipulated by Decree No. 4 of 2010 on regulating the ownership of the industrial and commercial granted lands in Dubai. Industrial or commercial land may also be mortgaged for the purpose of exploiting the land for which it was granted.
Agricultural lands may not be transacted in any form nor mortgaged unless under an order by His Highness the Ruler of Dubai.
The legal proxy may, under a duly legalised and regulated power of attorney, transact the customer’s properties within the limits of the power of attorney granted as stated in the power of attorney. The validity of the power of attorney including the purposes of transactions such as sale, mortgage and grants shall be for two years. In case of purchase, it shall be for five years from the date of notarisation at the notary public.
Initial registration means registering real estate sales contracts and other legal actions off-plan before transferring them to the real estate registry, and it includes properties purchased off-plan or ready-made properties for which an initial sale certificate is issued indicating the registration of a property. This aims to preserve the rights of owners and investors.
Any power of attorney issued outside the UAE must be formally ratified to be accepted for completing the actions or transactions at the DLD, through ratifying the same by the notary public and the Ministry of Foreign Affairs in the country of origin, as well as the UAE Embassy in the country of origin, and finally the Ministry of Foreign Affairs of the UAE.
Resale is possible after obtaining a No Objection Certificate from the developer.
If all the documents required for the procedure are available, it takes an average of 30 minutes to register a sale.
The law does not set an age limit to own a property in Dubai. However, in case a person desires to sell, donate or mortgage a property owned by a minor, in whole or in part, a judgment awarded by the competent judge approving the sale of the real estate/share of the minor issued from the Awqaf and Minors’ Affairs Foundation for the citizens holding a registration extract (Khulasat Qayed) from Dubai and from the competent court for the rest of the categories shall be submitted.
In the case of a property purchase by a minor (less than 21 years old), the legal guardian shall sign the contract on behalf of the minor.
In accordance with the laws and regulations enforced in Dubai, any property or real estate unit can be mortgaged as debt security, according to the following conditions:
- The 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.
Yes, it is possible
Fees for registering a warehouse sale contract are collected at a value of AED 10 per square metre of the plot of land on which the warehouse is located, provided that the fee is not less than AED 10,000.
Fees shall be paid equally between the two parties, unless otherwise agreed upon.
All real estate services are provided at the real estate registration trustee offices.
You can find them on Dubai Land Department’s website http://www.dubailand.gov.ae/Default.aspx
8 a.m. – 5:30 p.m.
The registration fee is AED 4,000, in addition to the required service fee.
Yes, properties can be sold or offered at auction with the approval of the owners, or their legal representatives, under a valid and duly certified power of attorney, provided that the date of issuance does not exceed two years.
The court’s decision is sufficient if the auction is in execution of a judgment issued in a lawsuit. In case of a minor, a No Objection Certificate of the sale must be issued by the competent authority (Awqaf and Minors Affairs Foundation).
In the event that a property is sold off-plan, the department must be provided with No Objection Certificate to the sale from the competent authority (the developer).
Yes, according to a No Objection Certificate from the mortgage redemption issued by the bank, or according to a decision issued by the courts requiring a mortgage redemption, followed by a sale.
- 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.
- 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.