Click here for Mobile View
Steps to finding an apartment
Step 1. Search apartment listings in websites such as KT buzzon,
getthat.com, dubizzle, propertyfinder.ae, JustProperty.com, bayut. You
can limit the listings based on your needs such as number of rooms,
areas, furnished/unfurnished, etc. The advertiser usually states the
following clearly:
- Rental Amount
- Number of cheques over a rental year
- Security deposit (usually 5% of the rental amount)
- Furnished or unfurnished
- When can the unit be viewed
- Desired starting date
- Any other conditions
Step 2. Shortlist a few apartments that meet your requirement
and call up the contact person mentioned in the listing, who will
either be the agent or landlord. It's advisable to formulate a plan
and narrow down your preferred locations three months in advance.
Usually the landlord/agent is more likely to be interested in you if
you're ready to move in within a month's time.
Step 3. View the unit:
This is the obvious next step. Make sure you take note of the minute
details when you visit (take photographs if required.)
A few points to keep in mind:
- Access to and from the metro station or bus stop, in case you don't
drive
- Security
- Proximity to your workplace
- Noise in the area
- If possible interact with the neighbours to know if they face any
challenges
- Facilities such as gym or swimming pool
- Parking facilities
Step 4. Making an offer
In case you decide to take the unit, you may want to negotiate on the
rental amount. The most common way to go about this is to bargain on
the number of cheques. Sometimes the landlord agrees to reduce the
total rental amount if the number of cheques is reduced.
Don't forget to clarify other specifics such as when the contract will
start, its duration, and deposit amount.
Step 5. Reserve the property
If you want the landlord/agent to secure that unit for you, you will
be asked to pay a refundable security deposit. It's usually 5% of the
rental amount.
The cash or cheque is made payable to the landlord but is held by the
agent until the deal has been finalised. Make sure that you are given
a receipt for the deposit. If you later choose to back out from the
deal, the agent will rightfully hand over the cheque to the landlord.
At this point, you also need to provide the following to the agent:
- Your Passport
- Residence visa copy (or an original letter from your sponsor/company
stating that your visa is under process)
Step 6. Drafting the contract
The agent will then send the Tenancy Contract which will include all
the information regarding the rental (including any special conditions
agreed by both parties). Go through it thoroughly and suggest changes
if necessary. For instance if you want the property to be repainted,
make sure it's clearly stated.
The contract must comply with the tenancy laws in Dubai.
Step 7. Signing the contract
After you're convinced about the contract, you may sign and submit,
and hand over the rent cheques and the agency commission. Make sure
you receive invoices for the same.
The agent will then get the landlord to sign the contract, hand over
the cheques to him (sign an acknowledgement receipt).
The landlord will keep one of the signed contracts and the other
signed contract can be kept by the tenant. The tenant will be given
the keys and access cards. The tenant will also sign a handover form
clearly stating that he/she is receiving 'x' amount of keys, access
cards, parking bay slots, etc.).
Step 8. Connecting DEWA
The tenant will need to submit the following documents to DEWA (Dubai
Electricity & Water Authority):
- DEWA number (found on the side on the property's entrance)
- Copy of the tenant's and landlord's passport
- DEWA form
- Title deed (for freehold property or SPA if it has been bought from
a reputable developer) or affection plan
- Dh2,000 (for apartments) or Dh4,000 (for villas) as a refundable
deposit, and Dh110 for setup charges
Supply is activated within 24 hours of registration and payment of
security deposit.
Online Procedure
1. Online Application Submission Fill-in the online application form
with required information.
2. Mandatory required attachments are : Tenancy Agreement Passport
with Valid Visa Page/Trade License. You will be required to pay
Security Deposit online using ePay.
(Info from DEWA website)
Step 9.
Ejari Registration
The following documents are required:
- Original tenancy contract
- Original receipt of DEWA connection in the tenant's name
- Title deed (for freehold property or SPA if it has been bought from
a reputable developer) or affection plan
- Copy of the tenant's and landlord's passport
- Copy of Emirates ID
Step 10. Move-in form
Some developers need the tenants to submit an NOC before they can move
into the property. The following documents are required:
- EJARI
Certificate
- Passport and visa copy of the tenant
- Copy of the Tenancy Contract
- Move-in form
For instance, the security in the building could be such that they
don't allow tenants to move in on Fridays. The tenant must raise these
questions with the landlord before hand.
NOTE: The rents can have a fixed contract, which is usually one year,
or no contract. In case the contract is for less than a year, it falls
under short-term rental. The laws are governed by Dubai Tourism board.
Watch out for these 6 hidden costs
1. Agency fees: Usually 2 to 5% of the first annual rent
2. Ejari fees: Dh195 for all types of properties
3. Housing fee: 5% of annual rents added to DEWA bills
4. Security deposit: Usually one month's rent, refundable
5. DEWA deposit:
Apartment
Dh2,000 (deposit - refund on leaving)
Dh110 (connection, non refundable)
Villa
Dh4,000 (deposit - refund on leaving)
Dh110 (connection, non refundable)
6. Chiller deposit/ gas deposit: Varies according to the provider
10 things to remember before signing on the
dotted line
1. Ensure that your real estate agent is Rera registered. They should
be able to provide you with their broker number.
2. Write your cheques directly to the landlord. Before handing them
over, ask for a copy of your landlord's passport and if possible the
title deeds too.
3. Ask your agent to check that all service charges have been paid by
the landlord, and if possible get it in writing too.
4. Ask your agent to check that there are no outstanding bills for
Dewa or the chiller (air conditioning). If there are, they will need
to be paid before you can set up an account.
5. If there are maintenance issues that need to be resolved before you
move in, ensure that they are taken care of.
6. Be aware of how many car parking spaces you have. It is not
uncommon for there to be only one to share between a husband and wife.
Also find out if there is visitors parking too, and how to access it.
7. Know how to access all parts of the building. Often, swipe cards
and door keys are needed to enter your property.
8. If the property is not clean before you move in, ask for it to be
cleaned in advance of you moving in. A property should be handed over
in a habitable condition.
9. Take photos of any issues you find with the apartment and let your
agent and landlord know. This will avoid issues when you try and prove
they were there before.
10. Once you have your tenancy contract, sign up for Ejari.
How to know if your landlord can increase your rent?
You should keep a track of market conditions to know if the rents are
likely to go up. In order to calculate your rental increase, you can
check the rental increase calculator provided by Dubai Lands
Department. Visit this page, enter your contract expiry date, area,
property type, no. of bedrooms and your current annual rent, and you
will know if your landlord can increase your rent.
According to propertyfinder.ae, the average/similar rent value of a
property should be determined by the 'Rent Index of the Emirate of
Dubai' approved by RERA. This index is updated every quarter, so visit
the RERA site to determine the average rent for your property.
----------------------------------------------------------------------------------------------
More Points to note
The condition of the apartment
Your landlord is required to give you the new apartment in the best
possible condition. It should ideally be cleaned and freshly painted,
while all existing fixtures must be repaired or replaced if
neccessary. Make sure you check that this is all done before you sign
on the dotted line.
Landlord cannot withhold your security deposit
The security deposit is given to the landlord to deal with deliberate
damage made by the tenant, and has to be returned if no damage is
found.
In case of breach of contract by tenant, parties should reach an
amicable settlement on remaining period of contract while security
deposit has to be returned to tenant, unless deliberate damage by
tenant can be proved.
Tenant wishing to break contract prematurely.
As a contract between two parties, the tenancy cannot be broken before
end of term by either party without substantial compensation. However,
this is something tenants should look at, during the time of writing
up the contract.
Make sure you enter an exit clause (in case of unforeseen
circumstances such as loss of employment) so you can break the
contract with some notice or minor compensation.
If the tenancy contract has no exit clause, the tenant should ideally
settle the issues amicably with the landlord. The landlord cannot keep
the security deposit unless deliberate damage to property by the
tenant can be proven.
New Landlord
According to Article 28 of Dubai's property law amended in 2007,
transfer of ownership of the building does not affect tenancy
contracts. The tenant can continue with the terms of the contract and
occupy the house as per all agreed-upon rights until the date
specified for contract expiry.
Cutting off services
Under no circumstances is the landlord allowed to cut services or
amenities to the tenant's rental property. In case this happens, the
tenant can complain at the police station in the area and can also
claim compensation for damages resulting from such cuts through the
Judicial Committee created for dealing with tenancy disputes.
Disclaimer: This is just a guideline and should only be taken as such.
Gulf News is not responsible for any changes to or misinterpretations
of the law governing property or rental contracts. Contact concerned
ministerial departments for all your queries.
•
Abu Dhabi Municipality
•
Al Ain Municipality
• Sharjah
Municipality
•
Ajman Land and Property Department
•
Fujairah Municipality
--------------------------------------------------------------------------------------------------------
Related Pages
--------------------------------------------------------------------------------------------------------
Family
Visa-Sharjah
Cancellation-Employment
Visa
Cancellation
Family Visa
Cancellation-Investor/Partner
Visa
Cancellation-Maid Visa
Changing Employment Visa and Dependents Visa without exit
Children Sponsored by mother
Dependent Sponsorship
Designations-Professions
Domestic Worker's Visa
GDRFA
(Immigration Office) Locations
Education Visa
E-gate
Ejari-Tenancy
Online Registration
Emirates
ID
Emirates ID Lost
Fines
(Visa, Labour Card, Mulikiya, OHC, Driving Lic, Trade Lic)
Freehold
Visa
FAQs-Visa
Family Visa-Dubai
Family Visa Cancellation
Family
Visa Renew
Family Visa Stamping-New (Sponsor-Investor)
Husband's Residence Visa-Sponsored by Wife
Housemaid Ran Away
House
Servant's Visa
Immigration Est. Card-New
Immigration Est. Card-Renew
Immigration Est. Card-Amendment
Immigration Est. Card-Lost
Immigration Office
Indian Maid (change visa inside UAE)
Investor visa
Investor/Partner visa
Cancellation
Maid-Abscond Reporting
Maid visa
Maid visa
Cancellation
Maid
from India
Maid
from Nepal
Maid
from Sri Lanka
Maid Visa Renewal
Multiple Entry Visa
Newborn
baby's visa stamping
OK to
Board Message
Parents Visa-New
Parents Visa
Stamping
after Entry
Parents Visa Renewal
Partner
Visa
PRO Card-Immigration
Re-entry
After
6 Months
Residence Visa
Servant Visa
Status Change
Student Visa
Teenager Visa
Tourist Visa
Transit Visa
Visa
Cancellation-Family
Visa
Change-By Road-Hatta-Oman
Visa
for Step-child
Visa on arrival
Visa
Position Amendment
Visa of Two Gulf Countries
Visas in UAE
Visa Renewal of son above 18 years age
Visa
Transfer
Visa
Transfer-Child
Visa
Transfer-Wife-From
Father to Husband
Visit
Visa
|