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Only residents have the right to rent a house for a long time in the UAE, so the first steps that moving people take are steps towards legalization.
A resident visa can be obtained through a local employer, starting a business or self-employment, purchase of real estate for more than $205,000. In addition, there is a premium 10-year and 5-year "golden visa" designed for investors, entrepreneurs, outstanding scientists, doctors, specialists in AI, biotechnology, engineering, as well as talented students. The Emirate prudently attracts popular bloggers and professional gamers as well.
How do I start looking for a property and preparing for a lease?
Location and logistics.First of all, decide on the area, but do not limit yourself to looking at the map and drawing the air line.
«Be sure to check the travel time to work or school at different times of the day through the navigator. Due to traffic jams, 2 km on the map can easily turn into 40 minutes of travel. For example, if your office is in Dubai Marina,and you rented a house on Palm Jumeirah,advises the head of the agency RIU PropertySergey Luptakov.
Budget.Define your financial framework clearly. Remember that in addition to the rent, there are other expenses (utilities, deposit).
Documents.Prepare a package of documents in advance. You will need: a resident visa, an Emirates ID, a bank statement and a checkbook. Landlords often also request information about their place of work, especially from foreigners.
You can rent an apartment in Dubai on your own, saving on an agency fee, but, as a rule, both tenants and, moreover, owners contact the agency. Professionals will make the process comfortable for you and help you minimize the risks.
Please note that other countries have their own laws, and some aspects differ dramatically. For example, in Ras al-Khaimah, the law is "more even" in relation to both parties to the transaction: the tenant and the landlord. In Dubai, the tenant is in a noticeably stronger position.
Features of renting in Dubai: Why wait?
The Dubai rental market has several fundamental differences from the markets of other countries.- Payment format.There are no usual monthly payments. Instead, the rent is indicated for the year and is often paid in several large checks (for example, 3-4 checks).
- The choice of housing.You can rent a fully furnished apartment with all appliances, or an absolutely empty one. The choice is yours.
- Deposit.Its size is usually 5% of the cost of renting an empty apartment for a year and 10% of the cost of renting a furnished one.
- Pets.This point needs to be clarified first! "There are both special pet-friendly zones and residential complexes where it is forbidden to keep any pets, even a parrot cannot be kept," says Sergey Luptakov.
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Which area should I choose?
Dubai does not have a single center, the city consists of many self-sufficient areas.
Elite segment:Palm Jumeirah, as well as gated residences in some areas.
Premium segment:Dubai Marina, Downtown Dubai, Jumeirah Beach Residence (JBR), Business Bay, Dubai Hills. The latter is especially popular among families due to its well-developed infrastructure.
Middle price segment:Jumeirah Lake Towers (JLT), Barsha Heights (TECOM), Dubai Sports City, Al Barsha.
Budget segment:International City, Discovery Gardens, Dubai Silicon Oasis, Deira, Bur Dubai. «The choice of location depends on the rental goals and a specific request. Among potential customers with families, family-type communities with high-quality internal infrastructure are in demand. Those who come on business trips are likely to be more comfortablerenting housing near their place of work," notes Commercial Director of NF GROUP Middle East Katerina Alekseychuk. Be vigilant and take your time! Inspect the plumbing, check the operation of the air conditioners, the condition of the walls and ceilings, the presence of hidden defects: chips on the tiles, scratches on the floor. Expert recommendation:Be sure to take detailed videos and photos of the apartment on the day of check-in, before you bring in your things. Send copies to the agent and keep them for yourself. This will be your main insurance policy in case of disputes about the refund of the deposit at check-out. Dubai's legislation reliably protects tenants. 1. The key point is a ban on eviction earlier than 12 months after the official notification. «Upon expiration of the contract, the tenant is given a special eviction notice, and only 12 months after receiving it the tenant must move out. It is prohibited by law to evict a tenant earlier, which is not typical for rental housing in other countries," emphasizesKaterina Alekseychuk. 2. In addition, rent increases are regulated by RERA A government agency that oversees all activities related to real estate in Dubai. The official rent index is published annually on the website of the Land Department. What should I pay attention to when examining an apartment?
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The rights of a tenant of an apartment and villa in Dubai
Thus, using the online calculator on the state portal, you can find out the fair market ratefor your area, as well as the maximum percentage for which the landlord can increase the fee (if an increase is allowed at all).
The apartment owner has the right to increase the rent only if it is lower than the fair market price by more than 10%, according to the RERA index. At the same time, the amount of the increase is clearly regulated depending on the difference between the current rent and the fair market price.:
- less than 10% increase is not allowed
- from 11 to 20% - no more than 5%
- from 21 to 30% - no more than 10%
- from 31 to 40% no more than 15%
- more than 40%
It is also impossible to increase the rental price for no reason. The landlord is obliged to notify the tenant in writing (via a notarized letter or registered mail)at least 90 days before the end of the current contract. An oral or delayed notification has no legal effect.
3. All disputes between tenants and property owners are resolved through RDSC The Committee for the Settlement of Rental Disputes. If you have reasonable claims against the landlord of the apartment, and it is not possible to negotiate with him through dialogue, you can seek help from this authority. The Committee, as a rule, sides with the tenant.
4. The rental contract must be registered in the Ejari system.This is the state registration system for all real estate lease agreements in Dubai under RERA.
Ejari is required to connect utilities, as well as, for example, to confirm residence in order to extend a residence visa. Without it, you will not be able to defend your rights in the RDSC, if necessary.Ejari is usually handled by a tenant or a real estate agent on his behalf. The registration fee is borne by the tenant. You can also register a contract online through the official Dubai REST website or the Ejari portal.
After successful registration, you will receive an Ejari certificate with a unique number that confirms that your rental agreement is legal.
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Common mistakes of tenants in Dubai
The expectation that the owner of the apartment will connect electricity, water and the Internet. The tenant must independently connect these services in his own name.
Hasty shutdown of services at check-out. Don't turn them off on the last day. The owner needs to check the apartment with running water and light, otherwise the refund of the deposit may be delayed!
Few questions "on the shore". Feel free to ask about everything: who pays for what, when and how the deposit is refunded, how to use the equipment. The more you learn at the start, the fewer problems you'll have later!
"Owners often do not communicate with the tenant personally. The owner may have 50 apartments, and this is a passive business, and he simply does not have time to physically answer questions like "where does the water heater turn on?", notes Sergey Luptakov.
Renting a house in Dubai may seem complicated, but it is a well-regulated process. Prepare in advance, carefully read the contract, record all the details, and then the accommodation will bring maximum joy and minimum hassle!
Thank you for your help in preparing the material:
Sergey Luptakov, head of the agency RIU Property;
Katerina Alekseychuk, Commercial Director NF GROUP Middle East
