GUIDE
Move-in costs in Dubai: deposits, fees and monthly bills
Guides in this topic
- How do I set up autopay for all my Dubai bills?
- What is VAT in Dubai, and where does it apply?
- What is the total cost of moving into an apartment in Dubai?
- How much are monthly utility bills in a Dubai apartment?
- How much should I budget for utility deposits and activation?
- Who holds my rent security deposit, and what can be deducted?
The full picture
See the full breakdown with a worked example: total move-in cost.
| Cost | Typical amount | Refundable? |
|---|---|---|
| Rent security deposit | Usually 5% of annual rent (often 10% furnished) | Yes |
| Agency commission | Usually 5% of annual rent + VAT | No |
| Ejari | AED 177.75 (app), AED 220 (typing centre), AED 299 with setl | No |
| DEWA deposit | AED 2,000 apartment / AED 4,000 villa | Yes |
| DEWA activation | About AED 155 (most apartments) | No |
| Chiller deposit and fees | Varies by provider and unit | Deposit yes, fees no |
| Gas deposit and activation | Varies by supplier | Deposit yes, fees no |
| Internet setup | Varies, sometimes waived | No |
| Move-in permit fee or deposit | Varies by building | Deposit usually yes |
| Movers | Varies | No |
Receipts: keep one for everything
Get proof of every payment: a signed receipt for cash, transfer confirmations and card receipts. For each rent cheque, record the number, amount, date, payee and purpose, take a photo, and ask the landlord or agent to acknowledge receiving it. A cheque copy isn't proof it cleared, so check your bank statement.
When will my rent cheques be cashed?
On or after the date written on each cheque. Keep track of them in your banking app, and make sure the money is in your account in time. A bounced rent cheque is a serious problem, and the landlord can pursue it through the Rental Dispute Center.
Can I change the payment method or cheque dates?
Only if your landlord agrees. Ask early, get the new arrangement in writing (and in the contract if needed), and never cancel or stop a cheque until you have that written approval.
What if a cheque needs replacing?
Tell your landlord straight away. If the original hasn't been deposited, get it back or get written confirmation it won't be presented, so you don't pay twice. Record the replacement and get it acknowledged.
Are building service charges in my rent?
Yes, in effect. In Dubai, building service charges are paid by the owner, not the tenant. If you're asked to pay service charges, question it and check your contract.
Any other admin or registration fees?
Possibly: access card deposits, move-in permit fees, facility deposits or admin fees from your agent or building. Ask for a full list before you sign.
Do I need contents insurance?
It isn't legally required, but it's usually cheap and covers your belongings against theft, fire and water damage. Some policies also cover accidental damage to the landlord's property and your liability to neighbours, which is useful in apartments.
Documents to keep for the whole tenancy
Your tenancy contract and addendum, Ejari certificate, all payment receipts and cheque records, utility account details, your move-in inspection photos and report, and every important message with your landlord. One digital folder makes move-out far easier.
Common questions
How much is the security deposit in Dubai?
Usually 5% of annual rent for unfurnished homes and often 10% for furnished, but it's whatever your contract says.
Who pays building service charges, tenant or owner?
The owner. They shouldn't be passed to you as a separate charge.
Is the agency fee refundable?
No, it's a service fee, usually 5% of annual rent plus VAT.