Signing a Dubai tenancy contract is a 12-month financial commitment. Get it wrong and you face rental disputes, lost deposits, or worse - a contract that won't register on Ejari. This 15-point checklist takes 30 minutes to run through and prevents 95% of problems.
1. Verify landlord owns the property
Open Dubai REST app to Services to Real Estate to Title Deed Verification. Enter the plot and unit number. The result shows the registered owner. Match against the landlord's Emirates ID. If they don't match, walk away.
2. Inspect the property in person
Don't sign anything based on photos. Visit the unit. Check the actual condition, finishings, AC, plumbing, kitchen appliances. Test every tap, every plug, every switch.
3. Confirm DEWA premises number
Get a recent DEWA bill from the landlord. The Premises Number on the bill must match the property address you are renting. This is also what you will need for Ejari registration.
4. Check it's the official DLD format
- Bilingual layout - Arabic and English side by side
- 6 numbered sections
- Footer says DLD Unified Tenancy Contract v1.4
- If it is any other format, refuse - it will not register on Ejari
5. Verify security deposit is legal
- Unfurnished property: max 5% of annual rent
- Furnished property: max 10% of annual rent
- More than this = illegal, refuse to pay or reduce in negotiation
6. Compare rent against RERA Rent Index
Use the RERA Rent Index Calculator in Dubai REST app or at tenancycontract.com/tools/rent-increase-calculator. If the asking rent is significantly above the index range for the area, negotiate down.
7. Get the cheque schedule in writing
Number of cheques and exact due dates. Standard is 4 cheques. More cheques = better cash flow for tenant but landlord may resist.
8. Verify contract dates are correct
- Start date matches your move-in plan
- End date is exactly 12 months later (standard residential)
- Sign date is the actual signing date
9. Read Section 6 (Additional Terms) carefully
This is where landlords sneak in clauses. Common ones to watch:
- Early termination penalty (negotiate to 60-day notice + 1-2 month rent max)
- Maintenance responsibility split
- Renewal terms (notice period, rent increase rules)
- Cheque bouncing penalty (cap at AED 500-1,000)
- Pet policy
- Subletting clause (most ban it without permission)
10. Demand a property handover checklist
Document the condition of every room before moving in. Photo every appliance, every wall, every floor. Both parties sign the checklist.
11. Confirm what's included
- Parking spaces (number, location)
- Chiller fees
- DEWA / utilities responsibility (always tenant)
- Internet (rare to be included)
- Maintenance / community fees (always landlord)
- AC servicing (typically tenant)
12. Get landlord's Emirates ID + title deed
Required for Ejari registration. Get these at signing - many landlords delay providing them later.
13. Confirm landlord's bank details
If paying by transfer, get the IBAN in writing in the contract. Verify the IBAN belongs to the landlord.
14. Check if the property is mortgaged
Some landlords rent out mortgaged properties without informing the bank. Title deed shows mortgage status.
15. Plan Ejari registration timeline
You have 30 days from the contract start date to register Ejari. Register the same day if possible.
Red flags = walk away
- Landlord won't show original title deed
- Landlord refuses to use DLD Unified Tenancy Contract
- Property owner name doesn't match landlord's Emirates ID
- Demands cash payment without receipts
- Wants to skip Ejari registration
- Asks for security deposit higher than legal cap
- Won't allow physical inspection
- Pressures you to sign immediately
After signing, see Ejari registration guide for the next step.