Dubai’s rental market runs on written tenancy contracts, Ejari registration, and RERA rules — but your lived experience is shaped by agents, landlords, and building management, not PDFs on a government site. This guide explains what to verify before you transfer a year's rent, how increases work, and where tenants actually win disputes.

Before you sign (48-hour checklist)

| Step | Why it matters |
|------|----------------|
| Match unit number to Title Deed / Oqood | Agents sometimes market the wrong layout |
| Confirm who holds the deposit and in whose name cheques are drawn | Third-party cheques are a scam pattern |
| Agree maintenance split in writing | AC and appliances cause most mid-lease fights |
| Ask when Ejari will be registered and who pays | Delays hurt you more than the landlord |
| Photograph the unit with timestamps | Deposit disputes turn on move-in condition |

If anything in the agent’s pitch is “we will fix Ejari later,” treat that as a stop sign unless you have a written timeline.

The contract is the spine

Standard RERA template contracts (often called Form B or unified tenancy contracts depending on version) cover rent, cheques, maintenance, and notice. Agents may attach side letters — read them. “As per landlord verbal agreement” is where deposits die.

Key fields to check:

  • Property details matching the Title Deed or Oqood unit number you are shown.
  • Rent amount, frequency, and cheque schedule (1, 2, 4, or 6 cheques — fewer cheques often mean discounts).
  • Maintenance split: who pays AC servicing, minor repairs, and appliance failures.
  • Renewal terms and explicit rent for year two if agreed upfront.
  • Notice period for both sides (typically 90 days for landlord non-renewal in many cases — confirm current RERA notice rules for your contract version).

Never pay cash without a receipt linked to the contract. Cheque fraud and “temporary holds” are classic scams targeting new arrivals.

Ejari — why it matters beyond bureaucracy

Ejari registers your lease with Dubai Land Department. It is required for:

  • Many DEWA connections and transfers.
  • Some visa and immigration paperwork landlords ask for.
  • Proving lawful occupancy in RERA dispute centres.

Landlords or agents should register Ejari; if they delay, you can often register with documents and fees yourself — ask a proptech or typing centre familiar with current DLD portals.