How to Cancel Ejari in Dubai: Complete Step-by-Step Guide

Complete guide to terminating your Ejari registration when ending a tenancy in Dubai

Ending a tenancy in Dubai requires more than handing back the keys—you must formally cancel your Ejari registration to complete the process. Ejari, the mandatory tenancy contract registration system operated by Dubai Land Department (DLD) under RERA, creates a legal record of your rental agreement. Without proper cancellation, both tenants and landlords face complications: tenants cannot register a new Ejari elsewhere, and landlords cannot lease the property to another party.

This guide walks you through the complete Ejari cancellation process, covering when cancellation is required, which documents you need, how to cancel online through the Dubai REST app or DLD website, the in-person procedure at Real Estate Services Trustee Centres, associated fees, and common issues that cause delays. Whether your lease has expired naturally or you are terminating early by mutual agreement, the steps below ensure a smooth transition.

When Is Ejari Cancellation Required?

Ejari does not expire or cancel automatically when your tenancy contract ends. The registration remains active in the DLD system until either the landlord or tenant initiates formal cancellation. Under RERA regulations, each property can only have one active Ejari registration at any time. This means failure to cancel creates a blocking issue: neither the outgoing tenant nor the incoming tenant can complete their respective registrations.

Cancellation is mandatory in the following scenarios. First, when a lease reaches its natural end date and the tenant moves out without renewal. Second, when a tenant terminates the contract early with the landlord’s written agreement (typically subject to penalty clauses in the original contract). Third, when property ownership changes and the new owner needs to register a fresh tenancy or occupy the unit themselves. Fourth, when a tenant relocates to another property within Dubai and must register Ejari at the new address.

The timing of cancellation matters. While DLD does not impose a statutory deadline, the expectation is that cancellation occurs immediately after the expiry or termination date. Delays can result in complications with DEWA disconnection, security deposit returns, and the landlord’s ability to market the property to new tenants.

Who Is Responsible for Cancelling Ejari?

Under Dubai rental law, the landlord bears primary responsibility for cancelling Ejari once the tenant vacates. However, practical reality often differs—many landlords delegate this task to property management companies, real estate agents, or the tenants themselves through mutual agreement. Both parties have an interest in timely cancellation: tenants need it to register Ejari at a new property or disconnect utilities cleanly, while landlords need it to onboard new tenants without delays.

If you are a tenant initiating the cancellation yourself, you will need cooperation from the landlord to obtain the No Objection Certificate (NOC). Without the landlord’s documented agreement to terminate, RERA will not process the cancellation request. In cases where the landlord is unresponsive or refuses to provide an NOC despite the lease having ended, tenants may need to seek mediation through the Rental Dispute Settlement Centre (RDC).

Required Documents for Ejari Cancellation

Preparing the correct documentation before starting the cancellation process prevents delays and rejected applications. The requirements differ slightly depending on whether you cancel online or in person, and whether the tenant is an individual or a company.

Documents Required for All Cancellations

Every Ejari cancellation requires the tenant’s valid Emirates ID, the original Ejari certificate (or the registered tenancy contract if the certificate is unavailable), and the final DEWA bill showing all utility payments have been settled. The DEWA bill is critical—the cancellation process cannot proceed if any outstanding utility charges exist. When submitting a physical bill, ensure it displays both “Final Bill” and “Paid” stamps. Alternatively, you can download the “Green Bill” from the DEWA website as proof of settlement.

The No Objection Certificate (NOC)

The landlord’s NOC serves as formal written consent to terminate the tenancy registration. This document must contain specific details to be accepted by DLD: the landlord’s full name, building name and unit number, DEWA premise number, plot number, tenant’s full name and Emirates ID number, a clear statement that the tenant is vacating (statement of vacancy), and the landlord’s signature matching their passport signature. If the landlord is a company, the NOC must include the company seal and be signed by an authorised manager or owner. The NOC is especially critical for early terminations where the contract has not yet expired.

Additional Documents for Specific Cases

When the tenant is a company rather than an individual, you must also provide the company trade licence and the Emirates ID of the company owner or manager. If a representative is handling the cancellation on behalf of the landlord or tenant, they need a valid Power of Attorney (POA). For POAs issued in Dubai, you can enter the POA number without attaching the document; for POAs issued in other emirates, the physical document must be submitted.

How to Cancel Ejari Online via Dubai REST App

The Dubai REST app provides the fastest and most cost-effective method for Ejari cancellation. Online cancellation is free and processes instantly for straightforward cases. Here is the complete step-by-step procedure.

Step 1: Download and Access the App

Download the Dubai REST app from the App Store (iOS) or Google Play Store (Android). If you have not used the app before, you will need to create an account. The app supports login via UAE Pass, which is the recommended method as it streamlines identity verification. Alternatively, you can register using your Emirates ID and mobile number.

Step 2: Navigate to the Cancellation Service

Once logged in, navigate to the tenant services section. Locate your active tenancy contract—the app displays all Ejari registrations linked to your Emirates ID. Select the property you wish to cancel and choose “Request for Cancellation of Ejari Contract” from the available options.

Step 3: Complete the Application Form

Fill in the required details about the tenancy and cancellation reason. The system will prompt you to confirm property details, tenant and landlord information, and the intended termination date. Ensure all information matches your registered Ejari exactly, as discrepancies cause automatic rejections.

Step 4: Upload Required Documents

Attach digital copies of the required documents: your Ejari certificate (or tenancy contract as substitute), the landlord’s NOC, and your final DEWA bill showing zero balance. Ensure scans are clear, complete, and legible. Poor quality uploads are a common cause of application delays.

Step 5: Submit and Track

Review all information and submit the application. You will receive an Ejari Termination ID via email confirming receipt of your request. A DLD employee reviews the application, and upon approval, you receive confirmation via email and SMS that the Ejari registration has been officially terminated. For standard cases, processing occurs immediately to within a few hours.

How to Cancel Ejari via DLD Website

If you prefer using a desktop computer, the same cancellation service is available through the Dubai Land Department website. The process mirrors the app procedure with identical document requirements and processing times.

Visit the DLD website and navigate to Services, then select Tenant, followed by Real Estate Rental Services. Choose “Request for Cancellation of Ejari Contract” from the menu. Click “Access This Service” and log in using your UAE Pass or Emirates ID credentials. Business users can log in with their trade licence details. Complete the application form, upload documents, and submit. Confirmation arrives via email once the request is approved.

How to Cancel Ejari at a Trustee Centre (In Person)

For those who prefer face-to-face assistance or have complex cases that may require document verification, cancellation can be completed at any authorised Real Estate Services Trustee Centre in Dubai. The in-person option is also necessary when RERA rejects an online application due to disputes or data issues.

Step 1: Gather Original Documents

Bring the original tenancy contract (if still valid, otherwise the Ejari certificate), your Emirates ID, the landlord’s NOC letter with all required details, and the final DEWA bill. If you are acting as a representative, bring the Power of Attorney documentation.

Step 2: Visit an Authorised Centre

Real Estate Services Trustee Centres are located throughout Dubai, including at Al Manara Centre (Sheikh Zayed Road), Al Kifaf Centre (Bur Dubai), Al Nahda Centre, Al Twar Centre (Al Qusais), Garhoud, JVC, Business Bay, and the Dubai Land Department building in Deira. Most centres operate Monday to Thursday from 7:30 am to 8:00 pm, Friday from 7:30 am to 12:00 pm and 2:30 pm to 7:00 pm, and some open Sunday from 9:00 am to 2:00 pm. Confirm operating hours before visiting, as schedules may vary.

Step 3: Submit Documents for Verification

Present your documents to the service counter. A staff member verifies the information, checks that no outstanding issues exist with the property (such as active disputes), and enters the transaction into the DLD system. They will confirm the details with you before processing.

Step 4: Pay the Fee and Receive Confirmation

Pay the cancellation fee (AED 40 plus VAT) at the counter via cash, credit card, or Noqodi wallet. You receive a payment receipt and the cancellation confirmation is issued immediately—typically within 7 minutes excluding waiting time. The centre provides documentation confirming the Ejari has been officially closed.

Ejari Cancellation Fees

The cost of Ejari cancellation depends on the channel you use. The table below summarises the current fee structure according to Dubai Land Department.

Channel	Fee	Processing Time
Dubai REST App	Free	Instant
DLD Website (Ejari System)	Free	Instant
Real Estate Services Trustee Centre	AED 40 + VAT	~7 minutes (excluding wait)

Note that the Ejari registration fee paid when the contract was first registered is non-refundable, even if the tenancy ends early. The cancellation fee covers only the administrative cost of removing the registration from the system.

Coordinating DEWA Disconnection with Ejari Cancellation

DEWA utilities and Ejari are linked in the DLD system, making the sequence of disconnection important. The recommended approach is to complete DEWA disconnection first, obtain the final bill, then proceed with Ejari cancellation. This ensures you have the required documentation and prevents any utility charges accruing after you vacate.

To disconnect DEWA, log into the DEWA website or app using your UAE Pass. Navigate to Consumer services and select “Deactivation of Electricity/Water (Move-out).” Enter your 10-digit contract account number and submit the request. DEWA processes disconnection within approximately 24 hours and generates the final bill. Once paid, download the Green Bill as proof of settlement for your Ejari cancellation.

If you are transferring to a new property within Dubai rather than leaving the emirate entirely, you can request a DEWA account transfer instead of full disconnection. This simplifies the process and may allow faster connection at your new address.

Common Issues and How to Avoid Them

Several problems frequently delay Ejari cancellation. Understanding these issues in advance helps ensure smooth processing.

Outstanding DEWA Bills

This is the most common cause of rejected cancellation requests. The system will not process cancellation while any utility balance remains unpaid. Always settle all DEWA charges and obtain the final bill before initiating Ejari cancellation. Check that the bill explicitly shows zero balance or “Paid” status.

Missing or Incomplete NOC

The landlord’s NOC must contain all required details—partial information causes rejections. Before starting the process, verify the NOC includes the landlord’s full name (matching passport), property address, DEWA premise number, your details, vacancy statement, and proper signature. For company landlords, ensure the company seal and authorised signature are present.

Landlord Unresponsive

If your landlord delays providing the NOC despite the lease ending, document your attempts to contact them and consider filing a complaint with RERA or seeking mediation through the Rental Dispute Settlement Centre. DLD cannot process cancellation without landlord cooperation.

Property Under Dispute

RERA will reject cancellation requests for properties involved in active legal disputes. If your property has an ongoing case with the Rental Dispute Centre, you must resolve the dispute before cancellation can proceed. The system flags these cases automatically, and you will be directed to visit a Trustee Centre to address the issue.

Document Scan Quality

For online submissions, poor quality document scans cause delays. Ensure all uploads are clear, complete (all pages visible), and in accepted formats. Missing signatures or cut-off text triggers manual review and potential rejection.

Ejari Cancellation for Early Termination

If you are ending your tenancy before the contract expiry date, the process is identical but requires specific additional documentation. The landlord’s NOC becomes especially critical, as it must explicitly confirm mutual agreement to early termination. Without this, RERA assumes the contract remains active.

Review your tenancy contract for early termination clauses—most Dubai contracts require two to three months’ notice and may include financial penalties (typically one or two months’ rent). Settle any penalty payments with the landlord before requesting the NOC. The NOC should reference the early termination agreement and confirm the landlord has received any required compensation.

Early termination by mutual consent is legally valid under Dubai law. However, unilateral termination without landlord agreement requires following the legal dispute process through RDC, which delays cancellation significantly.

What Happens After Cancellation?

Once Ejari cancellation is complete, you receive confirmation via email and SMS from DLD. This confirmation serves as proof that your tenancy registration has been officially terminated. Keep this confirmation for your records—you may need it for visa-related matters, security deposit returns, or proof of prior residence.

After cancellation, you can register a new Ejari at another property without restriction. The landlord of your vacated property can immediately register a new tenant. DEWA accounts are finalised, and any security deposit held by DEWA becomes eligible for refund (processed within 10 business days to the registered account).

If you are leaving Dubai entirely, cancellation completes your housing-related obligations. If you have a residence visa sponsored by employment, the visa remains valid—Ejari cancellation does not affect immigration status unless your visa was specifically tied to property ownership.

FAQ

Can I Cancel Ejari Online Without Visiting a Trustee Centre?

Yes. The Dubai REST app and DLD website allow complete online cancellation for straightforward cases involving individual tenants and landlords. The online process is free and processes instantly. In-person visits are only necessary when the property has active disputes, when document verification is required, or when company tenancy involves complex ownership structures.

How Long Does Ejari Cancellation Take?

Online cancellation through the Dubai REST app or DLD website processes instantly for approved applications. At Real Estate Services Trustee Centres, processing takes approximately 7 minutes excluding waiting time. Applications requiring additional review (document issues, data discrepancies, or dispute flags) may take 24–48 hours. If RERA rejects the request, resolution time depends on the underlying issue.

Is the Ejari Cancellation Fee Refundable?

No. The cancellation fee of AED 40 plus VAT (for Trustee Centre processing) is non-refundable. Additionally, the original Ejari registration fee paid when the contract was first registered is not refunded upon cancellation, regardless of how much time remains on the contract.

What If My Landlord Refuses to Provide an NOC?

Ejari cannot be cancelled without landlord cooperation in providing the NOC. If your landlord refuses despite the lease having expired, document your communication attempts and file a complaint with RERA or the Rental Dispute Settlement Centre. The RDC can mediate and issue binding decisions compelling the landlord to cooperate. Until resolved, the Ejari remains active in the system.

Can I Cancel Ejari If I Still Have Outstanding Rent?

Technically, outstanding rent is a dispute between tenant and landlord rather than a DLD system requirement. However, most landlords will not issue the required NOC if rent is owed. Additionally, DEWA bills must be cleared—the system blocks cancellation while utility balances remain. Resolve all financial obligations before attempting cancellation to avoid complications.

Do I Need to Cancel Ejari If I’m Renewing with the Same Landlord?

No. If you are renewing your tenancy contract with the same landlord for the same property, you complete an Ejari renewal rather than cancellation. Renewal updates the existing registration with new contract dates and any changed terms. Cancellation is only required when the tenancy is ending and no renewal will occur.

Can Someone Else Cancel Ejari on My Behalf?

Yes. A representative can handle Ejari cancellation with a valid Power of Attorney authorising them to manage property matters. For POAs issued in Dubai, the representative enters the POA number during the application; for POAs from other emirates, the original document must be attached. The representative needs their own Emirates ID plus the full documentation package.

What Happens If Ejari Is Not Cancelled After I Move Out?

An uncancelled Ejari creates problems for both parties. For tenants: you cannot register Ejari at a new property, which is required for DEWA connection, visa renewals tied to tenancy, and school enrolments. For landlords: the property cannot be leased to a new tenant since only one active Ejari is permitted per unit. DEWA may also continue billing the old tenant’s account. Cancel promptly upon vacating to avoid these complications.

Official Sources

This article references information from the following UAE government authorities:

• Dubai Land Department – Cancel Tenancy Contract Service
• Dubai Land Department – Official Portal
• DLD – Rules and Regulations
• Dubai Electricity and Water Authority (DEWA)
• Dubai Courts – Rental Dispute Settlement Centre