What is the process of Ejari cancellation in Dubai?

Introduction to Ejari cancellation 

Ejari cancellation can happen in two scenarios. Either the landlord and tenant mutually agree to not renew their contract at the end of the lease or the tenant decides to forgo their lease before the stipulated date in their contract. 

Before proceeding to the cancellation process, it is important to understand the importance of Ejari in Dubai. 

Understanding Ejari and its importance 

Registering for Ejari is one of the first steps towards leasing a house in Dubai. The Ejari registration, which remains valid throughout the year, must be renewed annually by tenants, landlords, brokers, and even property managers. 

Apart from being a legal mandate, tenants can avail of several benefits from the Ejari system, including:

• Registering for Ejari awards legal recognition to tenants, along with the validity of their rental agreement, rights, and obligations. 

• A valid Ejari is required in situations of rental disputes between a tenant and landlord. If the tenant wishes to pursue the legal route, they will have to provide their Ejari. 

• The online Ejari system facilitates registration for essential services such as water, electricity, and gas connections. 

When it is time for a tenant to cancel their Ejari, a proper process must be followed to ensure that not only is their Ejari terminated lawfully, but also aids them in finding their next home in Dubai. 

Why is Ejari cancellation necessary? 

As stated by the Real Estate Regulatory Authority (RERA), each property can only have one Ejari registration. 

If a property has an old Ejari that has not been lawfully terminated, neither the tenant will be allowed to register with Ejari again, nor will the landlord be able to lease their property to new tenants. 

Legally, it is the landlord’s responsibility to terminate Ejari once the tenant vacates the property. 

When is Ejari cancellation allowed? 

Ejari cancellation is allowed under the following circumstances: 

1. Early termination of tenancy contract 

If the tenant decides to leave the property and terminate their contract before the stipulated date, they will be allowed to cancel their Ejari. While the reason for early contract termination may be personal or due to a change of circumstances, both parties (the tenant and the landlord) need to abide by the legal procedure for early Ejari termination. 

2. Non-renewal of lease agreement

If a tenant’s contract is arriving at its natural expiry date and they do not wish to renew their lease, they can cancel their Ejari. They can have a discussion with their landlord and after fulfilling all the terms of their existing contract, can proceed with Ejari cancellation. 

3. Change of property 

If a tenant is relocating to a different property in Dubai, they will be required to cancel the Ejari of their current property lease before registering a new property. In the case that the Ejari has not been canceled, it may lead to legal complications for the tenant. 

4. Change of ownership

If the owner of certain property changes, the existing Ejari for the property must be canceled and re-registered under the new owner’s name. Otherwise, it may lead to issues when leasing the property to tenants.

Documents required for Ejari cancellation 

Before proceeding to the question, “How to cancel Ejari?”, it is important to gather all relevant documents to ensure a smooth process. 

Essential documents for all cancellations 

Below is a list of documents that must be submitted for Ejari cancellation: 

• The Emirates ID card of both parties (if the tenant is represented by a company, the Emirates ID and the trade license of the owner/manager must be provided).

• A valid Ejari certificate. 

• The tenant’s passport. 

• An Ejari cancellation letter and a No Objection Certificate (NOC) from the landlord, which should include the following details:

  • The landlord’s full name 

  •  Details of the property such as plot number, DEWA premise number, and the building name 

  • Any important details about the tenant 

  • A statement of vacancy 

  • Ejari cancellation request 

  • The landlord’s signature, which must be identical to their passport signature 

  • If the landlord is represented by a company, they must provide their seal at the end of the document and a signature by the owner/manager 

• The final DEWA bill issued to the tenant. 

The most important document in the Ejari cancellation process is the final DEWA bill. If the bill is not presented, the cancellation process will remain incomplete and the parties’ request for Ejari termination will be stopped until all previous outstanding bills have been paid. 

Those submitting a hard copy of the bill must ensure that it is stamped with the “final Bill” and “Paid” stamps. People can also submit a soft copy of the “Green Bill” after downloading it from the official DEWA website. 

Additional documents for specific scenarios 

There may be certain circumstances wherein additional documents will be required for Ejari cancellation. This may include: 

• A title deed if the leased property has been sold to another buyer during the tenancy period - and the new owner obtains the lease as proof of ownership change. 

• The Emirates ID card or passport of the new owner/s must be provided. If the new owner is not a UAE citizen, they will have to provide valid passport copies. 

• A Power of Attorney (POA) must be provided if the contract has been signed by someone other than the landlord. A POA gives authority to a representative to put their signature on official documents on the owner’s behalf. 

• The Emirates ID of the representative with the POA must be provided, along with their residency visa and passport copy 
  

How to cancel Ejari 

There are two modes a landlord/tenant can choose from when canceling their Ejari: online or offline. 

Online Ejari cancellation 

Even for online Ejari cancellation, there are two ways to pursue the process. 

1. The DLD website

The Dubai Land Department (DLD) facilitates online Ejari cancellation. Here is the Ejari cancellation process for the DLD website: 

1. Visit the DLD website

2. Select the “Services” tab 

3. Select “Tenant” from the drop-down menu 

4. Select “Real Estate Rental Services” 

5. Select “Request for Cancellation of Ejari Contract” 

6. Select “Access this Service” on the green tab 

7. Log into your DLD account as the owner/tenant/business user/individual and:

   1. Enter your Emirates ID or username and password (for business owners) 

   2. Enter your Emirates ID/mobile number/title deed/email address (for owners/tenants/individuals) 

Alternatively, you can: 

• Log in through your UAE Pass (if applicable) 

  • Enter your Emirates ID/email address 

  • Proceed along with the process 

2. Dubai REST app

The Dubai REST app also facilitates online Ejari cancellation. Here is the process outline through the app: 

1. Sign up or log in to the Dubai REST app 

2. Provide the required details in the tabs 

3. Attach the required documents 

4. Submit the application 

5. Wait for the review, which will be sent by email if your Ejari cancellation request is approved 

Offline Ejari cancellation 

To cancel Ejari offline, the tenant/landlord/company will have to visit one of the Real Estate Services Trustee Centres/Ejari Cancellation Centres in Dubai. 

They can submit the required documents to an official and await the verification and approval of their translation data. Once they pay the Ejari cancellation fee and receive a payment receipt, their process is complete. 

Ejari cancellation costs and timeframe 

Cancelling Ejari may come with a certain fee, which tenants should be aware of. 

Cost of Ejari cancellation 

According to the DLD website, if a tenant cancels their Ejari online, via the application and system, the service is free. If they cancel their Ejari through a trustee center, they will have to pay AED 40 for service partner fees and the VAT as well. 

Time required for Ejari cancellation 

The time required for Ejari cancellation depends on the service the party opts for. 

While Ejari cancellation from a trustee center may take up to four business hours, canceling it online (only for owners) is an immediate process with no wait time. 

How can I download my Ejari certificate? 

Downloading one’s Ejari certificate is a simple process: 

• Visit the DLD website’s “Download Ejari Certificate” tab  and input your phone number 

• Input your DEWA premise number or municipality number 

• Select the “Download PDF” option to receive your Ejari certificate online 

Conclusion

This article has summarized the process, required documents, fees for Ejari cancellation, and the different modes one can choose from while canceling their Ejari. 

If your Ejari has been successfully terminated and you are on the lookout for a new home in Dubai, be sure to contact a reliable real estate agent who is familiar with the market and its changing trends for a hassle-free house-hunting experience.