Tenant Checklist

It can be difficult to find a good apartment or property to rent these days. Going through adverts in newspapers and printed publication is hard work. Trying to find the right property that fits your budget, and the area you desire.
To ease your rental process and to help you make an informed decision, Royal Home Real Estate has put together a checklist.

Budget

Before buying an apartment, you need to decide on your budget. Understand what costs will be included in your rental payments and which ones you might need to consider for when renting in Dubai as well. Here are a few points:

  • How much can you afford a year for your rental depending on the number of checks you have to pay?
  • What bills are included in the rent?
  • How much is the deposit and when is the rent reviewed?
  • Will there be a fixed term in the tenancy and, if so, for how long?
  • Is the tenancy extendable after the fixed term has ended?
  • Fees for brokerage is 5% of the annual rent due upon signing of the tenancy agreement
  • Security Deposit to the landlord is also 5% of the annual rent. The landlord will keep this cheque until you vacate the property.
  • Settle all your outstanding bills including painting, cleaning, etc. or it will be deducted from your security deposit.
  • Expenses for shifting your stuff
  • Down payments for DEWA, Empower & Telecommunications
Property Search

After the budget has been calculated, you can choose your area accordingly. Once you have pointed out an apartment or property type, you can start your home search.

When searching for a property, you would want your home search to be pleasant and hassle free, therefore finding a reputed Real Estate Agency is very important.

You need to make sure the Real Estate Agency is registered with the Dubai Land Department and has a valid ORN number. Also, make sure the agent you work with has a valid RERA ID and works for a reputed Real Estate Agency with a valid ORN number.

Area & Premises

We highly suggest that you drive around during peak traffic hours for the areas you are considering to get an idea on how your commute will be once you shifted.

You also may want to consider the following:

  • What type of living do you want?
  • Downtown, urban lifestyle or suburban master planned community style?
  • Villa, Town House, Penthouse or Apartment?
  • Do you require your home fully furnished or unfurnished?
  • For apartments, do you require a serviced apartment?
  • Pet friendly
  • Which do you prefer more? Size or Location?
  • Home and Neighborhood Amenities
Documents

In order to rent a property in Dubai, you must have the following:

Tenant Documents

  • Individual
  • Valid Residency Visa - If you are in the process of obtaining a Residency Visa, a letter from your company stating such is sufficient in most cases.
  • Current Passport
Company

  • Trade License
  • Valid Passport of the Company Owner and the Tenant
  • Residency Visa of the Tenant
Landlord Documents

  • Valid Passport copy of the Landlord
  • If the Landlord has appointed a Power of Attorney (POA), copy of the POA document and a valid passport copy of the person assigned as the POA
  • Title Deed
  • If the property does not have a Title Deed an Oqood and/or Affection Plan
  • Copy of the Sales Purchase Agreement (SPA)
Inspection

It is always safe to ask for proof showing that service charges and utilities are up to date.

Negotiate a maintenance contract with your landlord or agent. Ask your landlord to provide an annual maintenance agreement so that you can easily address any maintenance issues. This also ensures the landlord that their property will be properly maintained.

Make sure that all terms which have been agreed upon are clearly indicated within the addendum attached to the tenancy agreement.

Tenancy Agreement

Once the final decision of the property has been made, let your real estate agent gather all of the documents to proceed with the Tenancy Agreement. There is only one official, standard tenancy agreement by Ejari. In addition to the tenancy agreement, most parties choose to have additional terms listed within an addendum which is attached to the tenancy agreement.

Here are a few key points when going through the paperwork:

The rental check should only be made out to the Landlord or to the Landlord POA. It should not be made out to any other party, such as a Real Estate Company or Property Management Company, unless the Landlord has given that party a proper POA.

Know the Laws! There are many laws in Dubai governing rental property and the relationship between the landlords and tenants.

It is very important that the property documents (Title Deed and Passport) match the name of the Landlord.

On the standard Ejari tenancy agreement make sure the security deposit amount is mentioned under additional terms.

If you attach an addendum to the tenancy agreement, make sure that it is mentioned under additional terms in the standard Ejari tenancy agreement.

If you are attaching an addendum, make sure that it details all of the conditions which you and the landlord have agreed upon.

Collect proper receipts for the security deposit and rental check(s).
Brokerage commission checks should only be made out to the real estate company. In no circumstance should the commission check be made to the Agent directly. Collect a proper receipt from the real estate company for the broker commission.

DEWA

Before moving in, you will need to connect water and electricity with DEWA. You will need to do the following steps:

  • Documents required (for personal connection):
  • Duly filled-out Application Form and signed.
  • Copy of signed Tenancy Contract.
  • Passport copy (Tenant and Landlord) with valid visa page.
  • Emirates ID (front and back) of Tenant and Landlord
  • Authorization letter, in the absence of the applicant.
Additional Documents (if the property is leased by the company):

  • NOC issued by the company.
  • Trade license of the company.
  • Passport copy of the company's authorized signatory.
Fees / Charges

  • Security deposit – is a mandatory fee, subject for refund upon vacating the premises (only with original receipt). Villa – AED 4,000 Apartment – AED 2,000
  • Connection Fee – AED 100 is applicable upon registration
  • Admin Fee – AED 10 is applicable for every connection application
  • Housing Fees – is levied on all expatriates in Dubai as part of the services provided by Dubai Municipality and included in your monthly bill.
Telecommunications

Depending on where you live, you will either have DU or Etisalat for phone, internet and TV. To connect either, you just need to visit one of their shops with the following:

  • Emirates ID or passport with a valid resident visa
  • Valid tenancy contract or copy of ownership Title Deed with your name and physical address
Ejari

You must register your tenancy agreement with EJARI. This is a system that will make provisions of Law No. 26 of 2007 effective that is regulating the relationship between Landlords and Tenants in Dubai. This will require all individuals and companies acting as landlords to register tenancy agreements using EJARI.
The Ejari system provides a full portfolio of services beyond registering the initial lease agreement. Renewals, cancellations, transfers and terminations can all be logged. Ejari will ensure rental agreements are fair and transparent to the parties involved and that their terms and conditions are given full weight.
Ejari can be registered at a typing center which has been certified by Ejari. The documents needed are:

  • Copy of Tenancy Agreement
  • Emirates ID's or passport copies for all parties (for individuals) OR copies of trade licenses for all parties (for companies)
  • Copy of security deposit receipt for leased unit
  • DEWA Security Deposit Receipt
  • Emirates ID copy of applicant

Please Note**If you do not register your lease with EJARI, you will not be able to obtain/renew a residency visa for your family members. Also, if a dispute does arise with your landlord, you will not be able to file a case with the Rental Committee.

Keep All Receipts and Documents

It is very important to keep all receipts and documents throughout the entire rental process. This includes:

  • Original Tenancy Agreement
  • Addendums
  • DEWA Receipt
  • Telecommunications Receipt
  • Receipt for Security Deposit
  • Receipt for Brokerage Commission
  • Passport copies of all parties involved
  • Title Deed/Oqood/Affection Plan
  • Receipts for all repairs (even minor ones)
  • A copy of all communications such as emails with all parties involved
  • Resident Visa of all parties involved
  • Ejari Certificate & Receipt
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