Ejari is Dubai's system for registering tenancy contracts with the Dubai Land Department. A business that leases premises in Dubai usually needs a registered contract to obtain or renew a trade licence, and to complete other government steps. A company tenant registers with the signed lease, the trade licence and the landlord's ownership documents.
What Ejari is
Ejari means my rent in Arabic. It is the registry of tenancy contracts run by the Real Estate Regulatory Agency under the Dubai Land Department. Registration gives the lease an official record. For a business, this matters because the licensing authority, DEWA, the labour and immigration authorities and some banks ask for it as proof of premises.
When a business needs it
- When you take a lease for an office, shop or warehouse in Dubai.
- When you apply for or renew a mainland trade licence that needs registered premises.
- When you renew a lease or change the rent or term.
- When you move to new premises and need to update the licence address.
Free zones usually provide their own lease and flexi-desk documents. Check your zone's rules, because some do not use Ejari for their own units. See trade licence types and cost.
Documents for a company tenant
| Document | Note |
|---|---|
| Signed tenancy contract | Original, with the landlord and tenant details correct |
| Copy of the trade licence | The company is the party to the lease |
| Title deed or ownership proof | Provided by the landlord |
| Passport and Emirates ID of the signatory | For the person signing for the company |
| Landlord passport copy | Signature visible |
| Power of attorney, if used | When someone signs on behalf of a party |
Renewals also ask for a recent utility bill in some cases. Property portals and agencies give different lists and different fees, so use the current list on the Dubai Land Department site or the Dubai REST app before you go.
Typical steps
- Agree and sign the lease with the landlord.
- Prepare the documents above.
- Register online through the Dubai Land Department channels or at a typing centre.
- Pay the registration fee.
- Download the certificate and give it to the licensing authority.
Why a registration is rejected
- Names or numbers on the lease that do not match the licence or title deed.
- The lease activity does not match the licence activity, for example a residential unit leased for commercial use.
- An expired or missing licence of the tenant company.
- Missing power of attorney for a signatory.
How it fits with setup and compliance
Your lease, licence and tax records must tell the same story. If your address changes, update the licence, your tax registrations on EmaraTax and your bank. See amending a trade licence and the cost of setting up a company.
Choosing premises for the licence
The lease type must match your activity. A commercial unit is needed for most trading and service licences. Some licence types allow flexible or shared desks, and some free zones provide them as part of the package. Before you sign, ask the licensing authority whether the unit, its size and its location meet the requirement for your activity, and whether the landlord can complete registration quickly. A lease that fails on this point holds up the licence.
Renewal and changes
When the lease is renewed, register the new contract before the licence renewal date. If the rent or term changes, register the amended contract. If you move out, cancel the old registration and update the licence address. Keep the registration certificate with your corporate records, because banks, auditors and the FTA may ask for proof of premises.
If there is a dispute
Tenancy disputes in Dubai go through the Rental Disputes Centre. A registered contract is the evidence on which that process starts. Unregistered leases make it harder to enforce rights. Business owners should treat registration as a protection, not as an administrative step.
Budgeting for premises
Premises are usually the largest running cost after staff. Include the rent, service charges, utility deposits, the registration fee and any brokerage when you plan the budget. See the cost to set up a company and trade licence types and cost.
Tax and accounting records
Rent is a deductible business cost if it is for business premises and is supported by the contract and invoices. VAT may apply to commercial rent, so check the landlord's registration and the invoice. See VAT on property rent. Record the lease in your accounting system, including IFRS 16 effects if you apply full IFRS; see IFRS vs IFRS for SMEs.
Linking Ejari to other records
Your Ejari number may appear on your trade licence, your utility account and your tax registration address. After any change of premises, update each record. In EmaraTax, keep the address current, since the FTA sends notices to the details on file. See amending a trade licence.
Shared offices and flexi-desks
Some licences allow a shared or virtual arrangement. These suit consultants, freelancers and online businesses that do not need physical space. Check that the licensing authority accepts the arrangement for your activity, and that your bank is comfortable with it. Some banks ask for a physical office for certain activities. See e-trader licence and freelance permit.
Lease checklist for a new business
- Activity permitted in the unit and building.
- Lease term matches licence validity and your plans.
- Landlord's documents are current and in order.
- Rent, VAT and service charges are written down.
- Exit and renewal terms are clear.
Frequently asked questions
Dubai's registry for tenancy contracts, managed through the Dubai Land Department and the Real Estate Regulatory Agency.
A mainland licence normally needs registered premises. Check your licensing authority's current requirement.
The signed tenancy contract, the trade licence, the landlord's ownership documents and the signatory's identification, plus a power of attorney if one is used.
Fees vary by channel and change over time. Check the Dubai Land Department site for the current fee.
Often the free zone provides its own lease documents. Check with your zone.
Common reasons are mismatched names, a wrong activity in the lease or an expired licence.