Ejari Cancellation in Dubai: Process, Documents & Fees Explained

Introduction To Ejari Cancellation 

You can cancel Ejari in Dubai under two scenarios. Either the landlord and tenant agree not to renew the contract at the end of the lease, or the tenant decides to forgo their lease before the stipulated end date in their contract (in line with the stated terms).

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

The Importance of Ejari

Ejari is the mandatory registration that makes a tenancy contract legally valid in Dubai. It must be renewed every year and is required for key services such as DEWA activation, resolving rental disputes, and protecting the rights of both tenants and landlords.

When the tenancy ends, the Ejari must be properly cancelled to avoid complications for both parties and to ensure the tenant can register a new Ejari for their next home.

Is Ejari Cancellation Necessary? 

Yes. Under RERA regulations, each property can only have one active Ejari at a time. If the previous contract is not cancelled, the landlord cannot lease the property to a new tenant, and the outgoing tenant cannot cancel Ejari Dubai or register a new one for their next home.

When Is Ejari Cancellation Allowed? 

Ejari cancellation is allowed under the following circumstances: 

1. Early Termination Of Tenancy Contract

If the landlord and tenant mutually agree to the early termination of the tenancy contract, this will allow for the ejari cancellation process to be completed.

2. Non-Renewal Of Lease

Once the tenancy contract expires, if the tenant has decided not to renew, the ejari can be cancelled.

3. Moving Home

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.

4. Change Of Ownership

If the owner of the property changes, the existing Ejari for the property must be canceled and re-registered under the new owner’s name.

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: 

• If the property is sold: the new title deed must be presented, alongside the new owner's Emirates ID (if a resident) and passport.

• 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 methods to 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

Cost Of Ejari Cancellation 

• Cancelled online or via Dubai REST App: service is free.

• Cancelled at a trustee centre: AED 40 + VAT service partner fee.

Time Required For Ejari Cancellation 

• Cancelling at trustee centre: takes up to 4 business hours

• Cancelling online/via app: cancellation is often immediate

How Can I Download My Ejari Certificate? 

Downloading your 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 

Legal Implications of Not Cancelling Ejari

Failing to cancel Ejari in Dubai can lead to consequences for both parties, including:

• Delays in leasing the property to a new tenant

• Inability for the outgoing tenant to register a new tenancy contract

• Potential rental disputes or legal complications

• Issues with utility accounts and final bills

• Fines of up to AED 10,000 (typically for landlords)

Common Issues During Ejari Cancellation

Although cancelling Ejari is usually straightforward, certain mistakes can delay the process or create complications. Being aware of these common issues will help ensure a smooth and timely cancellation.

• Missing Required Documents: Ejari cancellation cannot be completed without the correct paperwork. Commonly missed documents include the tenancy termination letter, final DEWA bill, and a landlord-signed NOC. Ensuring these are prepared in advance will prevent delays.

• DEWA Not Disconnected: Because Ejari records are linked to utilities, cancellation may not be processed if DEWA is still under the tenant’s name. Disconnect DEWA first and keep the final bill/reference ready for submission.

• Assuming Ejari Cancels Automatically: Ejari does not expire or cancel when the lease ends. It must be manually cancelled, usually by the landlord or their authorised representative. Tenants should request cancellation and provide all supporting documents, or escalate through the DLD or Dubai REST app if needed.

Conclusion

Cancelling Ejari in Dubai isn’t complicated when you know the steps, required documents, and fees. Ensuring your Ejari is properly terminated protects both parties, prevents delays with future rentals, and allows you to register your next tenancy without issues.

If you’ve completed your Ejari cancellation and are ready to find your next home, our leasing specialists at Engel & Völkers Dubai are here to support you with a smooth search and move-in experience.