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The Ejari system, established by RERA in 2010, was designed to regulate rental contracts and protect both tenants and landlords in Dubai. While it remains a mandatory legal tool for registering tenancy agreements, its complexity has made it susceptible to misuse. Landlords have been known to manipulate property categorisation, restrict registration routes, inflate rent figures, and force agent-mediated processes. Meanwhile, tenants often remain unaware of their right to self-register or the consequences of inaccurate data in the system. A clear understanding of responsibilities is essential to avoid falling prey to these loopholes.
The Ejari system, launched by Dubai's Real Estate Regulatory Agency (RERA) in 2010, was intended to bring structure, transparency and enforceability to rental agreements. It affects not only tenancy registration, but also utility activation, visa processing, and legal redress. Despite its official purpose, the system is increasingly being exploited by savvy landlords and agents, often to the disadvantage of uninformed tenants. Advertisement
Another common practice involves landlords using the managing company to restrict access to the Ejari registration process. By controlling the route, they compel tenants to register solely through their selected channel-often the same management company-charging inflated fees of around AED 500, in contrast to the AED 220 required for self-registration.
Additionally, there have been instances where landlords overstate the rent in the Ejari contract compared to the actual rent agreed upon. This inflated figure is later used to justify rent hikes or bolster mortgage-related documents, leaving tenants with little evidence to dispute the misrepresentation.
Technological tools like the AQARI WhatsApp bot have enabled more streamlined registrations, but have also been used by agents to assert exclusivity. Some agents now claim sole rights over Ejari registration and impose unnecessary commissions, even after a direct agreement between landlord and tenant has already been reached.
Many tenants remain unaware that they are legally entitled to register Ejari independently, without engaging an agent. This can be done via the Dubai REST app, any authorised Typing Centre, or the AQARI WhatsApp service-usually at a cost of around AED 220. In contrast, agents often charge fees between AED 500 and AED 1,000.
The RERA rent index offers tenants a mechanism to contest unlawful rental increases. If a proposed hike exceeds the benchmark outlined in the index, tenants can challenge it. In such cases, landlords may face fines of up to AED 5,000.
According to current regulations, landlords must register tenancy agreements within the Ejari system and ensure that all listed details are accurate. They are prohibited from charging hidden or additional fees related to Ejari registration.
Vyacheslav Kuznetsov, Director of Development at international property management firm Colife, advised renters and landlords alike to protect their interests by taking proactive steps. He recommended confirming the categorisation of the property (e.g., ensuring a studio is not mislabelled as a one-bedroom), avoiding unauthorised additional fees, comparing proposed rents with RERA index benchmarks, and maintaining thorough records of all payments.
Although Ejari was developed to promote fairness and clarity, its complexity and lack of enforcement in certain areas have turned it into a tool of manipulation. Awareness of its legal nuances is now essential for any party engaging in Dubai's rental market. Leasing a property in the city goes far beyond keys and contracts-it involves safeguarding one's legal and financial rights from the very beginning.
As the rental market becomes increasingly digitised and competitive, being well-informed about one's rights and obligations under Ejari is no longer optional-it is vital for anyone hoping to navigate Dubai's property landscape effectively.
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