Renting a home in the UAE is one of the first big tasks most newcomers face, and a missed step early on can follow you for the whole tenancy. This Moving Into a Rental Property Checklist walks you through everything that matters before you sign and in the days after you collect the keys: documents, inspections, Ejari registration, utilities, and payments.
Most rental problems tenants complain about later — withheld security deposits, surprise charges, or disputes over damage — trace back to something skipped at move-in. Follow the steps below in order and you will start your tenancy on solid ground.
Quick Answer
To move into a UAE rental property safely: inspect the unit and photograph every existing mark, read the full tenancy contract before signing, confirm who pays registration and agency fees, register the contract with Ejari (in Dubai) or the equivalent body in your emirate, connect utilities such as DEWA in your name, and keep dated proof of every payment you make.
Before You Sign: What to Check First
Never sign a tenancy contract in a hurry. Read it in full, or at least these key clauses, before you commit:
- Annual rent and payment schedule. How many cheques or bank transfers? What are the exact due dates?
- Security deposit. This is typically 5% of annual rent for unfurnished and 10% for furnished units in Dubai; check what your contract says.
- Renewal and notice terms. What notice period applies if either side does not want to renew? Typical tenant-side notice in Dubai is 90 days, but the contract decides.
- Maintenance responsibility. Which repairs fall to the landlord and which are on you? Small repairs are usually the tenant’s job, major ones the landlord’s.
- Early termination clause. Is there a penalty for breaking the lease early?
- Additional fees. Who pays the agency commission and the registration fee? Get this confirmed in writing.
If you are still choosing between areas, our Dubai rental market guide for tenants explains how rents, freehold areas, and tenancy norms differ across the city.
The Moving Into a Rental Property Checklist, Step by Step
1. Inspect the property carefully before anything else
Walk through the entire unit before you sign or move furniture in. Open every tap, flush toilets, run taps to check hot and cold water, test light switches and sockets, run the AC and check each vent, open windows and balcony doors, and check water heaters, the oven, and any included appliances.
Photograph everything — walls, floors, ceilings, kitchen cabinets, bathroom grout, balcony, doors, and windows. Take close-ups of any scratches, stains, cracks, or broken fittings. Videos with a running commentary work well too. These photos are your evidence if the landlord later claims damage was caused by you.
Do this inspection together with the landlord or agent if possible, and ask them to sign a written move-in report that lists existing defects. For more detail on documenting the condition of the unit, see the rental property handover checklist.
2. Confirm the landlord’s ownership
Ask for a copy of the title deed (or the equivalent ownership document) and the landlord’s ID or passport. In Dubai, the agent or landlord should be able to show these without hesitation. Matching the name on the contract with the name on the title deed is a basic but important check.
3. Sign the tenancy contract
Sign only after you are satisfied with the inspection and the contract terms. Keep the signed original or a certified copy — do not settle for “the agent will send it later”. You will need it for Ejari registration and for any future dispute, so treat it as a critical document from day one.
4. Register the contract (Ejari in Dubai)
In Dubai, every tenancy contract must be registered with Ejari. Without an Ejari certificate you cannot open utility accounts, sponsor family visas, or register vehicles to your address. Registration can be done through the Dubai REST app, the DLD website, or an authorised trustee centre, and a registration fee applies — check the official channel for the current amount. Our Ejari registration guide covers the full process and documents needed.
5. Connect utilities in your name
Apply for electricity, water, and gas accounts with the local provider — DEWA in Dubai, SEWA in Sharjah, ADDC in Abu Dhabi — using your tenancy contract or Ejari certificate, Emirates ID, and passport. Activation can take a few working days, so do this as early as possible. See UAE utility connection requirements for the documents each provider asks for.
6. Handle rent payments securely
Rent in the UAE is most commonly paid by post-dated cheques, though bank transfers are increasingly accepted. If you hand over cheques, write the payee’s name exactly, date them correctly, keep copies of every cheque, and get a signed receipt for each one. A bounced cheque is a serious matter in the UAE, so make sure funds are available on each due date — read the UAE cheque bounce rules so you understand what is at stake.
Whichever method you use, keep dated proof of every payment from the very first one. It protects you if a payment is ever questioned; our guide on keeping proof of rent payments explains what counts as solid evidence.
7. Consider home insurance and internet
Home contents insurance is not usually mandatory for tenants, but it is worth considering — read the UAE home insurance guide to see typical coverage and costs. Arrange your internet connection early too, since installation appointments can take a week or more.
Move-In Inspection: What to Check Room by Room
| Area | Check |
|---|---|
| Whole unit | Wall paint, flooring condition, ceiling stains (possible leaks), all door locks and keys |
| Kitchen | Cabinets and hinges, sink drainage, oven and hob, exhaust fan, plumbing under sink |
| Bathrooms | Flush mechanisms, water pressure and temperature, tile grout, mirrors, exhaust fans |
| Bedrooms | Windows and locks, curtains or rails, AC vents, wardrobe doors |
| AC and ventilation | Run the AC in each room; check vents blow cold air and thermostats respond |
| Balcony and exterior | Railings, drainage, outdoor lights, storage rooms |
| Parking | Confirm your allocated bay number matches the contract |
Costs to Budget For at Move-In
Beyond the annual rent itself, tenants usually face these one-off and recurring costs:
- Security deposit (typically 5% unfurnished / 10% furnished of annual rent in Dubai)
- Agency commission (typically 5% of annual rent, if an agent was involved)
- Registration fee for Ejari or the equivalent in your emirate
- Utility connection fees and a refundable utility deposit
- Internet installation fee
- Any moving company costs
Confirm each amount before you sign so nothing arrives as a surprise on move-in day. It also helps to keep a small emergency buffer for the first month — new homes often reveal small needs you did not anticipate, from extra cleaning supplies to a lock change for peace of mind.
Frequently Asked Questions (FAQs)
Is Ejari registration the tenant’s or the landlord’s responsibility?
In practice, either party can handle it, but tenants are usually the ones who need the certificate urgently (for utilities and visas), so tenants often complete it. Some landlords register it themselves — confirm who will do it before you sign so it is not left undone.
What should I do if I find damage after I have already moved in?
Photograph it immediately, note the date, and inform the landlord or agent in writing (email or WhatsApp, so there is a record). Damage reported within the first days of moving in is much easier to attribute to previous wear than damage reported months later.
Can I move in before Ejari is registered?
Physically, yes — nothing stops you collecting the keys. But you cannot connect utilities in your name without the registered contract in Dubai, so register as soon as possible to avoid living without power and water.
Should I pay the full annual rent in one cheque?
It is not required. Paying in multiple cheques or transfers is normal and gives you more control if a dispute arises. Do not hand over more cheques than the contract’s payment schedule requires.
What if the agent refuses to give me a copy of the signed contract?
Do not accept that. The signed tenancy contract is your core legal document. Insist on it in writing before making any further payments, and consider walking away if it is withheld.
The Bottom Line
A smooth tenancy starts before the first rent payment: inspect thoroughly, document everything, read the contract line by line, register it, and connect your utilities early. This Moving Into a Rental Property Checklist covers the steps that protect your deposit and keep you out of disputes for the rest of the year.
Last Updated: 8 October 2026
About the author: Zaviyar Sultan is a UAE-focused writer at Paxi, covering driving, visas, banking, insurance and everyday UAE life. His guides are researched from official UAE government and regulator sources and updated regularly.
Paxi is an independent informational website, not affiliated with the UAE government or any agency mentioned; content is general information only, not legal, immigration or financial advice; verify critical details with official sources before acting.