For thousands of expats arriving in Dubai this month, the hunt for the perfect home is the first major hurdle. However, a wave of sophisticated rental scams emerged in early 2026, targeting newcomers who are eager to secure housing quickly. Fraudsters are increasingly posing as legitimate agents or owners, offering luxury apartments at below-market rates to lure in unsuspecting tenants. These “phantom landlords” often present official-looking contracts but intentionally skip the most crucial step: Ejari registration. Without this government-verified document, a tenant has no legal standing, making them vulnerable to “double-leasing” (where the same unit is rented to multiple people) or vanishing “agents” who pocket the deposit and disappear.
What is Ejari in Dubai?
Ejari (Arabic for my rent) is the official online registration system managed by the Dubai Land Department and Real Estate Regulatory Agency (RERA), designed to digitally record every tenancy contract. Until that registration is complete, a lease is effectively invisible to authorities and vendors. Ejari transforms a private agreement into a legally binding document recognized by the state. Beyond just proving you live there, this certificate is the “master key” required to unlock almost every essential service in the city. Without a valid Ejari, new expats find themselves stuck in a bureaucratic limbo, unable to complete basic tasks that are vital for settling into their new lives.
What can go wrong without Ejari?
George (not his real name) arrived in Dubai, found an apartment, signed a lease, paid his deposit, but skipped Ejari registration. Almost immediately, he ran into problems: DEWA (electricity/water authority) blocked his applications. Telecom companies wouldn’t connect broadband. Visa-related processes stalled. Verification of his address couldn’t proceed. Without the Ejari certificate, nothing worked.This isn’t rare, dozens of renters share similar experiences online where utilities, government services and official procedures are halted without Ejari. Registration isn’t just bureaucratic formality; it’s a legal gateway for life in Dubai.Key issues when Ejari is missing:
- You cannot activate electricity or water through DEWA without an Ejari number.
- Immigration authorities require it for your residency
visa and for sponsoring family members. - Telecom providers like Etisalat and Du use it to verify your home address.
- If your landlord tries to raise the rent illegally or evict you without notice, the Rental Dispute Settlement Centre (RDSC) will only hear your case if you have a registered Ejari.
Common mistakes among expats
One major confusion stems from the belief that a signed tenancy contract alone is enough. In fact, it’s not, only once a contract is uploaded and approved in Ejari is it formally recognised by authorities, courts, and service providers.Another frequent issue is who handles registration. By law, landlords are responsible, but in practice many tenants end up doing it themselves or paying agents or typing centres to process the paperwork. Without clarity on who manages Ejari, delays often occur.Here’s why that matters:
- If the landlord doesn’t register Ejari promptly, tenants can be stuck without utilities.
- In shared homes or co-living setups, all occupants must be declared on Ejari; failure to do so can cause service issues or legal complications.
- Some rentals are wrongly uploaded as “rented” in the system, blocking new Ejari registrations until previous records are cleared.
The impact of following these regulations is peace of mind. By insisting on an Ejari-registered contract, expats ensure they are part of a regulated, transparent ecosystem. It prevents the heartbreak of “rental ghosting” and ensures that the thousands of dirhams spent on deposits and rent are protected by UAE law. As Dubai continues to grow, these digital safeguards are designed to make the city one of the most secure rental markets in the world, provided that tenants take that final, 30-minute step to make their contract official.
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