Ejari cancellation is free in the Dubai REST app or the Ejari system once your tenancy contract has expired and you have moved out; at a Real Estate Services Trustee centre it costs AED 40 plus VAT. Ejari is the Dubai Land Department (DLD) register of tenancy contracts, and cancelling your entry closes the lease on record. If the contract is still running, you also need the owner's request, because Dubai's tenancy law doesn't let either side end a lease early alone. Close your Dubai Electricity and Water Authority (DEWA) account in the same week: DEWA takes the final bill from your deposit, and its clearance lets the cancellation go through.
- Online or at a centre: free in Dubai REST, the Ejari system or Dubai Now; AED 40 + VAT and about 25 minutes at a trustee centre.
- DEWA move-out: AED 125 plus AED 20 in fees for small meters; the final bill arrives within 24 working hours of disconnection.
- Deposits: DEWA refunds the rest of its deposit automatically after the final bill; the landlord must refund the rent deposit, or what remains of it, when the lease ends.
What is Ejari cancellation and why does it matter?
Ejari cancellation closes your tenancy contract in DLD's Ejari register. Every Dubai lease and every amendment must be registered with the Real Estate Regulatory Agency (RERA) under Article 4 of the tenancy law, and the record stays live until someone cancels it. It is the last step of moving out, after DEWA's final bill and the handover of the keys.
Leaving it open causes trouble later. DEWA works from the Ejari record, opening an account and asking for a deposit whenever a new Ejari is issued, and DLD limits individuals to three residential Ejari contracts, so an old one left open can block the next. Our guide to why Ejari matters covers registration and renewal.
How do you cancel Ejari online?
Sign in to the Dubai REST app or the Ejari system, choose the tenancy contract cancellation service, complete the details and submit. It is free, and DLD sends an email if the request is approved. In the app, DLD's terms say the tenant and the landlord must both be individuals and the owner's details in DLD's records must be up to date.
- Settle DEWA first: pay any bills and book the move-out for your handover day (see below).
- Open Dubai REST and sign in. Property management companies use the Ejari system instead.
- Choose the contract, select cancellation, fill in the form and submit.
- Keep the approval email with DEWA's clearance certificate as your proof.
| Your situation | How to cancel | Cost |
|---|---|---|
| Tenant of an individual landlord; contract expired, home empty | Dubai REST app | Free |
| Home managed by a real estate company | The company cancels it in the Ejari system | Free online |
| Owner who manages their own home | Ejari system, Dubai REST, or Dubai Now (you start it, the tenant approves) | Free online |
| Tenant who can't use the app | A trustee centre, if no company or owner with Ejari access manages the home | AED 40 + VAT |
| Contract still active | A trustee centre with the owner's letter, or the owner starts it in Dubai Now | AED 40 + VAT at a centre |
Can a tenant cancel Ejari without the landlord?
Yes, once the contract has expired and the home is empty: in the Dubai REST app, or at a trustee centre if the property isn't managed by a real estate company or by an owner with Ejari system access. Before the end date, no. The centre asks for the owner's letter requesting cancellation, and in Dubai Now the owner starts the request and the tenant approves it.
At a centre, bring the original unified tenancy contract, your Emirates ID, a power of attorney if someone applies for you, and the owner's letter if the contract is still active. If a landlord refuses to take the keys back, the Rental Disputes Center (RDC) has an Offer and Deposit service through which a judge orders the keys or rent offered to the owner (AED 50 plus AED 20 in fees).
How do you cancel Ejari before the contract expires?
Only with the landlord's agreement. Article 7 of Law No. 26 of 2007 says a valid lease can't be ended by one side alone during its term, only by mutual consent or under the law. Agree the exit date and any penalty in writing, then cancel at a trustee centre with the owner's letter, or let the owner start it in Dubai Now.
The early-exit penalty is a matter of contract, not law. Many leases set one in their additional terms, and two months' rent is a figure you will often see, but that is market practice, not a rate set by DLD or the tenancy law. Read your contract before you give notice. If you are leaving because the home was sold, note that a sale doesn't end a fixed-term lease: see our guides to tenanted property and Dubai tenancy laws.
What happens with DEWA when you move out?
You ask DEWA to deactivate electricity and water, pick the date and time, and choose how any refund is paid. DEWA disconnects within 24 working hours of that time, sends the final bill by email and SMS within 24 working hours of disconnection, takes the bill out of your deposit, and emails a clearance certificate once it is settled.
- Fees: AED 125 for small meters or AED 300 for large meters, plus AED 10 knowledge and AED 10 innovation fees. UAE nationals with Thukher or Sanad cards get 50% off the deactivation charge.
- First: every earlier DEWA bill must be paid, and your account's email and mobile must be current.
- Where: the DEWA website or app (no login needed if you have your contract account number and 9-digit premise number), Dubai Now, or 04 601 9999 if nothing is outstanding.
- Working hours run Monday to Saturday, 7 am to 8 pm, excluding public holidays.
DEWA has linked this to Ejari. When the owner asks to cancel the Ejari, DEWA emails the tenant a link to pay any balance, pick the date and choose a refund method; once the final bill is paid, the clearance certificate goes to the tenant and to RERA so the cancellation can continue. This covers residential contracts with a single premise number; businesses, owners and free zone premises apply through Dubai Now or DEWA's channels.
When do you get your security deposits back?
There are two deposits. DEWA's (AED 2,000 for a flat, AED 4,000 for a villa) comes back automatically once the final bill is settled, minus the bill, by the method you chose. The landlord's rent deposit falls under Article 20 of the tenancy law: the landlord must refund it, or what remains of it, when the lease ends.
For DEWA, an IBAN refund needs bank proof in the exact name on your DEWA account, or you can move the balance to another active DEWA account of yours. For the rent deposit, Article 21 sets the standard: the home goes back as you received it, apart from ordinary wear and tear and damage beyond your control. Record a joint inspection with photos; our guide to move-out inspections shows what to note.
If the deposit isn't returned, file a monetary claim at the RDC: 3.5% of the amount claimed (minimum AED 500, maximum AED 15,000) plus AED 120 in other fees, or AED 620 in all for an AED 8,000 deposit filed online. If the case settles in conciliation, half the claim fee is refunded. Documents must be in Arabic or legally translated.
Keep a move-out file Save the notice and proof of delivery, inspection photos, key handover note, DEWA clearance, Ejari cancellation email and deposit receipt.
The move-out checklist
| Step | Who | Where | Cost | When |
|---|---|---|---|---|
| 1. Notice to leave | Tenant | In writing (notary, registered post, by hand or approved electronic means) | Free, unless by notary | As your contract states |
| 2. Inspection and keys | Both | At the home, with a signed checklist | Free | By the last day |
| 3. DEWA move-out | Account holder | DEWA app or website, Dubai Now, or DEWA's link | AED 125 + AED 20 (small meters) | Within 24 working hours of the time you pick |
| 4. DEWA final bill | Account holder | Email and SMS; the deposit pays first | Your usage | Within 24 working hours of disconnection |
| 5. Ejari cancellation | Tenant, owner or manager | Dubai REST, Ejari system, Dubai Now or a trustee centre | Free online; AED 40 + VAT at a centre | After the lease ends and the home is empty |
| 6. Rent deposit back | Landlord | As the contract says | None | When the lease ends |
| 7. Next Ejari | New landlord or manager | Ejari system, Dubai REST or a centre | Set by the channel | Before moving in; DEWA then opens your account |
On notice: the law requires 90 days' notice before expiry to change a lease's terms (Article 14), and your contract may set its own notice period for leaving, so give it in writing and keep proof. If you stay on after the end date without objection, Article 6 renews the lease for the same term, or one year if shorter.
For landlords: closing a tenancy cleanly
Owners who manage their own homes can start the cancellation in Dubai Now, which for residential homes with one premise number also prompts DEWA to send the tenant the move-out link. Inspect with the tenant, agree deductions in writing against the move-in report and refund the balance before registering the next lease; for a renewal instead, check the rent with our RERA rent increase calculator guide.
Moving on? Browse our properties for rent or read how DLD's Flexi Rent initiative works if you would rather pay in instalments. Landlords can hand move-outs, inspections and re-letting to our property management team.
Frequently asked questions
Is Ejari cancellation free?
Yes, online. DLD charges nothing in the Dubai REST app or the Ejari system; at a Real Estate Services Trustee centre the fee is AED 40 plus VAT.
Can I cancel Ejari before my contract expires?
Only with the landlord's agreement: a trustee centre needs the owner's letter, or the owner starts it in Dubai Now for you to approve. Article 7 of the tenancy law bars ending a lease early on one side's say.
Do I need to close DEWA before cancelling Ejari?
Settle DEWA first. For residential homes with one premise number, DEWA shares its clearance certificate with RERA so the cancellation can continue. Move-out costs AED 125 plus AED 20 in fees for small meters, and earlier bills must be paid first.
Is there an Ejari cancellation certificate?
DLD emails you when an online cancellation is approved, and its Dubai Now route issues no document. Keep that email with DEWA's clearance certificate.
What if my landlord won't return my security deposit?
File a monetary claim at the Rental Disputes Center: 3.5% of the amount (minimum AED 500) plus AED 120 in fees. Half the claim fee is refunded if the case settles in conciliation.
Sources
- Dubai Land Department: Cancel Tenancy Contract (Ejari): channels, fees, documents, terms
- Dubai Land Department: Register / Renew / Terminate Tenancy Contract via Dubai Now: owner-started cancellation
- Dubai Land Department: Frequently asked questions: Dubai REST cancellations, three-contract limit, Article 7
- DEWA: Deactivation of Electricity/Water (Move-out): fees, steps, timing, Ejari link, refunds
- DEWA: Activation of Electricity/Water (Move-in): deposit amounts, automatic account on a new Ejari
- Law No. 26 of 2007 as amended by Law No. 33 of 2008 (PDF): Articles 2, 4, 6, 7, 14, 20 and 21
- Rental Disputes Center: Register First Instance Lawsuit (Rental) and Amicable Settlement: claim fees, half-fee refund
- Rental Disputes Center: Register an Offer and Deposit: offering keys or rent to the owner
Checked on 29 October 2026.
