📝 Contract Management

Guidelines for lease agreements, renewals, terminations, and Ejari/Tawtheeq registration.

📍 Dubai & Abu Dhabi 📄 18 Pages 🕐 Last Updated: December 2025 ✅ Version 4.3
📋

1. Lease Preparation Checklist

Steps for preparing legally compliant tenancy contracts

Contract Types

Blue Sky Property uses standardized contracts based on property type and tenancy duration:

🏠 Residential Lease
  • Standard Term 12 months
  • Payment Options 1-12 cheques
  • Security Deposit 5-10%
  • Ejari Required Yes
  • VAT Exempt
🏢 Commercial Lease
  • Standard Term 1-5 years
  • Payment Options 1-4 cheques
  • Security Deposit 10-15%
  • Ejari Required Yes
  • VAT 5%
🗓️ Short-Term Rental
  • Standard Term 1-6 months
  • Payment Options Full upfront
  • Security Deposit 10%
  • Ejari Required No
  • Premium Rate +20-30%
🔄 Renewal Contract
  • Standard Term 12 months
  • Payment Options As agreed
  • Deposit Carried forward
  • Ejari Required Yes (update)
  • Rent Increase Per RERA index

Required Documents from Tenant

Collect and verify the following documents before contract signing:

🪪

Emirates ID

Valid ID for all tenants

Required
🛂

Passport Copy

With valid UAE visa

Required
💼

Employment Letter

Or trade license for business

Required
💰

Salary Certificate

Last 3 months statements

Required
📧

Contact Details

Email & mobile number

Required
📑

Reference Letter

From previous landlord

Optional

Contract Preparation Checklist

✓ Before Drafting Contract
  • Verify tenant identity documents are valid and not expired
  • Confirm tenant income meets 3x rent requirement
  • Check landlord has approved tenant application
  • Verify property details match title deed
  • Confirm agreed rent amount and payment terms
  • Check current RERA rental index for the area
  • Verify no outstanding issues with the property
  • Confirm move-in date and lease start date

Essential Contract Clauses

Every tenancy contract must include these mandatory clauses:

1. Parties & Property

Full legal names of landlord and tenant, property address with unit number, and title deed reference.

2. Term & Rent

Lease start and end dates, annual rent amount, number of payments, and due dates for each cheque.

3. Security Deposit

Deposit amount, conditions for deduction, and timeline for refund upon lease termination.

4. Permitted Use

Property to be used solely for residential/commercial purposes. Subletting restrictions.

5. Maintenance

Landlord and tenant responsibilities for repairs. Procedures for reporting issues.

6. Termination

Notice periods, early termination conditions, and penalties if applicable.

7. Governing Law

Contract governed by UAE law. Disputes to be resolved through Rental Dispute Center.

8. Signatures

Signature blocks for landlord, tenant, and witnesses. Date of signing.

📝 Contract Templates

Standard contract templates are available in the shared drive: /Templates/Contracts/. Always use the most current version. Any modifications to standard terms must be approved by the Legal Department.

🔄

2. Renewal Process Timeline

Procedures for lease renewals and rent adjustments

Renewal Timeline

Start the renewal process well in advance to ensure smooth continuation of tenancy:

90 Days Before Expiry
Initial Assessment
Review current lease terms. Check RERA rental index for permitted increase. Contact landlord for renewal instructions.
75 Days Before Expiry
Renewal Offer
Send renewal notice to tenant with proposed terms. Include any rent adjustment as per RERA guidelines.
60 Days Before Expiry
Tenant Response Deadline
Tenant must confirm intention to renew. Follow up if no response received. Begin marketing if tenant declines.
45 Days Before Expiry
Contract Preparation
Draft renewal contract with agreed terms. Update tenant documents if expired. Schedule signing meeting.
30 Days Before Expiry
Contract Signing
Sign renewal contract. Collect new post-dated cheques. Obtain updated tenant documents.
14 Days Before Expiry
Ejari Update
Register renewal in Ejari system. Update DEWA account if needed. File completed contract.

RERA Rental Index Guidelines

Rent increases must comply with Dubai RERA rental index calculator:

Current Rent vs Market Permitted Increase
More than 40% below market Up to 20%
21-40% below market Up to 15%
11-20% below market Up to 10%
Up to 10% below market Up to 5%
At or above market rate No increase allowed
⚠️ Legal Requirement

Any rent increase must be communicated to the tenant in writing at least 90 days before the lease renewal date. Failure to provide proper notice means the existing rent continues for the next term.

Renewal Checklist

✓ Renewal Processing
  • Check RERA rental index for permitted increase
  • Obtain landlord approval for renewal terms
  • Send renewal offer 90 days before expiry
  • Confirm tenant acceptance in writing
  • Update any expired tenant documents
  • Prepare renewal contract with new terms
  • Collect replacement cheques for new term
  • Sign contract and return old cheques (if any)
  • Update Ejari registration
  • Update property management system
  • Notify landlord of successful renewal
  • File all documents in property folder
🚪

3. Contract Termination Procedures

Guidelines for ending tenancy agreements

Types of Termination

Tenancy contracts may be terminated under different circumstances:

Mutual Agreement
30 Days
Minimum Notice
Both parties agree to end the lease. Terms negotiated including any penalties.
Contract Breach
30 Days
Cure Period
Non-payment or violation of terms. Tenant given chance to remedy.
Landlord Eviction
12 Months
Legal Notice
Owner personal use, sale, or demolition. Notarized notice required.

Tenant-Initiated Termination

When a tenant wishes to end the lease early:

1

Written Notice

Tenant submits termination request

2

Review Terms

Check contract for penalties

3

Landlord Approval

Get owner agreement on terms

4

Settlement

Process penalties & refunds

Early Termination Penalties

Scenario Standard Penalty Notes
Tenant early exit (with clause) 2 months rent As per contract terms
Tenant early exit (no clause) Negotiable Typically rent until re-let
Diplomatic clause (6+ months) None With proof of relocation
Landlord breach None Tenant entitled to damages

Termination Checklist

✓ Move-Out Process
  • Receive written termination notice from tenant
  • Confirm termination date and any penalties applicable
  • Schedule move-out inspection date
  • Remind tenant to cancel DEWA and other utilities
  • Conduct move-out inspection with tenant
  • Collect all keys, access cards, and remotes
  • Process security deposit (deductions if applicable)
  • Cancel Ejari registration
  • Return unused post-dated cheques to tenant
  • Issue clearance letter if requested
  • Update property status in system
  • Begin marketing for new tenant
🚨 Illegal Eviction Warning

Landlords cannot evict tenants without following proper legal procedures. Changing locks, cutting utilities, or harassment is illegal. All evictions must go through the Rental Dispute Center if the tenant does not vacate voluntarily.

🏛️

4. Ejari & Tawtheeq Registration

Tenancy contract registration systems for Dubai and Abu Dhabi

What is Ejari? (Dubai)

Ejari is Dubai's official system for registering tenancy contracts. Registration is mandatory for all rental agreements in Dubai and is required for DEWA connection, residency visa purposes, and legal protection for both landlord and tenant.

Registration Process

1

Gather Documents

Collect all required documents from both parties

2

Online Application

Submit via Dubai REST app or Ejari website

3

Pay Fees

Complete payment online or at typing center

4

Verification

System verifies title deed and documents

5

Certificate Issued

Download Ejari certificate with unique number

Required Documents

📁 Ejari Registration Documents
  • Title Deed – Copy of property ownership document
  • Landlord ID – Emirates ID or passport (if overseas)
  • Tenant Emirates ID – Valid ID of primary tenant
  • Signed Contract – Original tenancy agreement
  • DEWA Premise Number – Property's DEWA account number
  • POA – If registering on behalf of landlord (notarized)

Ejari Fees

New Registration AED 220
Renewal Registration AED 220
Cancellation AED 110
Additional Tenant (same unit) AED 110
Amendment AED 110
Typing Center Service Fee AED 50-100

Registration Channels

Channel Processing Time Notes
Dubai REST App Instant Recommended. Requires UAE Pass login.
Ejari Website Instant ejari.dubai.ae - online registration
Typing Center Same day In-person service. Additional fees apply.
Real Estate Office Same day DLD service centers

Common Ejari Issues

Issue Solution
Title deed not found in system Contact DLD to update property records
Previous Ejari not cancelled Previous tenant must cancel or request override
Landlord Emirates ID expired Use passport with POA from overseas owner
DEWA premise number mismatch Verify with DEWA and update if needed
Contract dates overlap Adjust dates to start after previous ends
⏰ Registration Timeline

Ejari registration should be completed within 14 days of contract signing. Late registration may result in penalties. Tenants need the Ejari certificate for DEWA activation, so prioritize this step.

Abu Dhabi: Tawtheeq

For properties in Abu Dhabi, the equivalent system is Tawtheeq, managed by Abu Dhabi Municipality through the TAMM platform:

1

Access TAMM

Login via tamm.abudhabi or TAMM app with UAE Pass

2

Upload Documents

Submit contract, IDs, title deed, and passport copies

3

Pay Fees

AED 100 registration fee via credit card or Apple Pay

4

Receive Certificate

Certificate issued within 24-48 hours via TAMM

New Tawtheeq Registration AED 100
Renewal Registration AED 100
Registration Channel TAMM App / tamm.abudhabi / ADM Centers
Processing Time 24-48 hours
Required For ADDC connection, visa, school enrollment
🏛️ Tawtheeq Requirement

Tawtheeq registration is mandatory for all residential rentals in Abu Dhabi. Complete within 30 days of contract signing. Required for ADDC utility connection, visa applications, and school enrollments.

📞 Registration Support Contacts

🏛️
Dubai Land Department
800-4488
📧
Ejari Support
[email protected]
🏢
Abu Dhabi Municipality
800-555
📱
TAMM Support
tamm.abudhabi
📝
Contracts Team
[email protected]
✅ Best Practice

Complete Ejari (Dubai) or Tawtheeq (Abu Dhabi) registration before or immediately after key handover. Provide the tenant with a copy of their registration certificate along with their signed contract. This ensures they can immediately activate utilities (DEWA/ADDC) and complete any visa-related requirements.