November 5, 2025
Buying the first investment property or moving to a new home in Dubai is exciting, but it also comes with its own set of administrative processes. Among the most common points of confusion for tenants and even new landlords is the distinction between the tenancy contract and Ejari.
While these terms are often used interchangeably in everyday conversation, they are not the same thing. This blog will clear up the confusion by breaking down what each document is, its purpose, and how they work together.
A tenancy contract, also commonly referred to as a lease agreement, rental contract, or tenancy agreement, is the foundational legal document governing the relationship between a landlord (owner) and a tenant. It outlines the terms and conditions of the rental arrangement, including:
The tenancy contract is primarily a civil agreement between the two private parties: the landlord and the tenant. It matters most to them as it is the reference point for resolving any disputes regarding the tenancy's operational aspects.
While the Dubai Land Department (DLD) does provide an official template, it is often considered limited and open-ended. This generic template may not adequately cover or protect the specific interests of either party in various scenarios. This is why drafting addendums or having a comprehensive, legally sound contract is critically important.
For new tenancies (a new tenant moving in), the tenancy contract is often prepared by the real estate agent assisting the landlord with tenant search and screening. However, landlords and tenants are entirely capable of drafting and signing a new contract without an agent especially since agents are not specialized in legal contracts.
For contract renewal, agent involvement is often unnecessary, as the renewal process is simpler and only requires updates to dates and, potentially, the rent amount. While many landlords and tenants seek agent support due to a lack of confidence, the renewal can be handled easily and digitally between the two parties. For instance, platforms like Habi offer a simple, digital, and frictionless experience to manage renewals efficiently.
The landlord is ultimately responsible for ensuring a legally compliant and correctly executed tenancy contract, though the tenant must also review and agree to all its terms.
The term Ejari (Arabic for ‘My Rent’) refers to the online registration system established by the DLD to govern the regulatory aspect of Dubai’s rental market. It is not the contract itself, but the system that officially registers the contract.
An Ejari Certificate is the official document generated by the Ejari system once a tenancy contract has been successfully registered. This certificate acts as a mandatory, government-backed proof of the existence of a legally binding tenancy and is essential for various official purposes.
The Ejari certificate matters most to the government and the Dubai Land Department (DLD). It provides legal validation and transparency to the rental agreement, protecting the rights of all parties by ensuring all tenancy contracts adhere to the emirate's laws.
Without a valid Ejari certificate, a tenant cannot:
The landlord is legally responsible for registering the tenancy contract in the Ejari system, but in practice, tenants often undertake this process. The responsibility for registration can also be specified in the addendums of the tenancy contract.
Ejari registration is a simple process, with several online platforms available for tenants in Dubai. Options include the official Ejari website, DubaiNow, Dubai REST app or AQARI Whatsapp. While these online methods require the landlord's digital approval, alternatives like Habi allow registration with just a digitally signed tenancy contract.
The required documents typically include:
Ejari registration fees consist of a mandatory government fee plus additional service charges that vary depending on the platform you use.
Depending on the platform used (Dubai REST app, DubaiNow app, DLD Ejari website, or Habi Platform), the total cost can range from 177.5 AED up to 500 AED.
The registration is valid for the duration of the registered tenancy contract. (For a detailed, detailed guide, please refer to our post: Step-by-Step Guide to Registering Ejari Online in Dubai).
While the tenancy contract and Ejari are intrinsically linked, they serve distinct purposes. The tenancy contract defines the "what" of your rental agreement, while Ejari is the "how" of making it officially recognised.
Here is a table to clearly visualise the differences:
Both documents must be kept current. The validity of the Ejari registration is tied directly to the validity of the underlying tenancy contract.
While the terms tenancy contract and the Ejari certificate are often used interchangeably, their roles are distinct. The contract sets the rules; the Ejari makes it legal. Understanding this distinction is the first step toward a compliant and conflict-free tenancy in Dubai.
The tenancy contract always comes first. You must have a signed tenancy contract before you can register it in the Ejari system.
Yes, registering your tenancy contract with Ejari is a legal requirement for all residential and commercial rental properties in Dubai.
The main purpose is to officially register the lease, ensuring transparency, protecting the rights of all parties, and enabling the tenant to access essential government services like DEWA and residency visas.
No, you cannot. A valid Ejari registration certificate is a mandatory document to open a new DEWA account or transfer an existing one to your name.
Without Ejari, your tenancy is not officially recognised by the government. This means you will be unable to connect utilities, use the rental contract for visa processes, or have legal protection from the Rental Dispute Settlement Centre (RDSC) in case of a conflict with your landlord.
Yes, you can renew the private agreement with your landlord. However, without renewing Ejari, the new contract will not be official, and you will face the same problems as not having Ejari at all (no utilities, no legal protection, etc.).
