Cancelling your Ejari contract when you move out is usually quick — the registration itself can be cancelled online or at a typing centre in a single visit — but the full process around it, from giving notice to getting your deposit back, follows a timeline set by your tenancy contract and Dubai’s rental rules. In practice, most tenants should allow two to three months from the decision to move until the file is fully closed, with the Ejari cancellation itself happening right at the end, after handover.
Step One: The Notice Period (Usually 90 Days)
The clock starts with notice. Dubai’s rental law requires either party who does not wish to renew, or who wants to change the terms, to notify the other at least 90 days before the contract expiry date, unless your contract states a different agreed period. If you are leaving mid-contract, that is a separate matter: early termination depends on the penalty clause in your agreement, commonly one or two months’ rent as a guide, and on negotiating with your landlord.
- Check your contract’s expiry date and notice clause
- Send written notice — email is fine if the contract allows it — and keep proof of delivery
- Agree the handover date and final inspection in writing
- Confirm how and when the security deposit will be returned
Do not cancel the Ejari at this stage. It should stay active until you have actually handed the property back.
Step Two: Final Bills and Handover Day
Before handover, arrange final DEWA billing. You can request a move-out through DEWA’s app or website; the final bill is typically issued within about 24 hours of the requested date as a guide, and your deposit refund follows after the final amount is settled. Similarly, disconnect or transfer your internet and TV service, and settle any chiller or district cooling account in buildings where cooling is billed separately — an unpaid cooling account is one of the most common reasons handovers stall.
On handover day, walk the property with the landlord or agent, photograph meter readings and the condition of each room, return all keys and access cards, and sign a handover note. This document, plus your final bills, is your protection if there is a dispute over the deposit later.
Step Three: Cancelling the Ejari Itself
Once the keys are returned, the Ejari registration can be cancelled. The landlord or their agent often does this, but a tenant can also request cancellation. It can be done through the Dubai REST app, the Dubai Land Department’s online services, or a Real Estate Services Trustee centre or typing centre.
- Documents usually needed: the Ejari certificate or number, Emirates ID, the tenancy contract, and the handover or move-out confirmation
- The cancellation itself is processed the same day in most straightforward cases
- As a guide, the fee is modest — typically around AED 40 to AED 45 online — but always check the current fee on the official Dubai Land Department channels
- Keep the cancellation confirmation; you may need it for a new Ejari or a housing benefit claim
If your landlord is uncooperative about cancelling, the Rental Dispute Settlement Centre is the official route for resolving it — do not simply leave the registration open and hope it expires, as an active Ejari in your name can complicate registering your new home.
Step Four: The Security Deposit Timeline
There is no single statutory number of days for deposit return that applies to every case, but in practice fair landlords return it at handover or within a few weeks, less any agreed deductions for damage beyond normal wear, unpaid bills or cleaning stated in the contract. Get deductions itemised in writing. If a month passes with no deposit and no explanation, send a written reminder, then consider the Rental Dispute Settlement Centre, which handles deposit claims routinely.
A Realistic Overall Timeline
Putting it together: notice at around 90 days before leaving, final bills and handover on moving day, Ejari cancelled the same day or within a few days afterwards, and the deposit settled within roughly two to four weeks of handover in a smooth case. The registration step is the fastest part — the planning around it is what takes the time.
FAQ
Can I cancel my Ejari before I hand back the keys?
It is better not to. The Ejari should remain active until handover is complete and final bills are settled; cancel it immediately afterwards so the record matches reality.
Who is responsible for cancelling the Ejari, tenant or landlord?
Either side can initiate it, and in practice the landlord or agent often does. If they delay, the tenant can apply through the Dubai REST app or a trustee centre with the handover documents.
What if my landlord refuses to cancel or return my deposit?
Put your request in writing, keep all documents, and file a case with the Rental Dispute Settlement Centre, the official body for Dubai rental disputes. Check current filing fees on the official portal.
Handled in the right order, moving out is paperwork, not drama: notice early, settle bills, hand over properly, then cancel the Ejari and close the file. For more step-by-step help, visit DXB Talk and browse the How-To guides.
