Getting your Dubai property ready to rent between tenants

What the law expects at the next handover

Article 15 of Law No. 26 of 2007 requires the landlord to hand over the property in good condition that allows the tenant full use. Article 16 then makes the landlord responsible for maintenance during the lease, unless the contract says otherwise. Getting the unit right before handover reduces the calls that follow.

The outgoing tenant must return the property in the condition received, except for ordinary wear and tear (Article 21). Wear and tear not caused by the tenant’s fault stays with the landlord (Article 17). Part of every turnover budget is therefore the owner’s normal cost, not a deposit deduction.

Start with the move-out record

Hold a joint handover inspection with the outgoing tenant and record each room using the same room names as the move-in record. Separate what the tenant may be asked to put right, such as damage beyond ordinary use or items the contract assigns to them, from ordinary wear and tear that is yours.

Article 20 requires you to refund the deposit, or what remains, when the contract ends. Support any deduction with findings and a quotation or invoice. Disputes go to the Rental Disputes Center, and DIFC properties follow the DIFC Leasing Law and the DIFC Courts.

Ready-to-rent checklist for apartments and villas

• AC: service each unit, clear condensate drains and confirm every room cools.
• Water: test taps, flush and drainage, check for leaks under sinks and test the water heater.
• Wet areas: renew failed sealant and grout around showers, baths and basins.
• Electrical: test sockets, switches and lights, and replace failed lamps.
• Joinery: doors, locks, wardrobe and kitchen hinges, handles and drawer runners.
• Walls: fill holes left by fixings, then touch up or repaint.
• Supplied appliances: run each one and note its condition.
• Balconies and gardens: clear floor drains and check railings.
• Keys and access cards: count, test and recode or replace where needed.
• Final clean after all works, then a final walk-through and a new condition record.

Repaint, touch up or leave as it is?

Look at the walls in daylight after the furniture is out. Isolated marks and filled fixing holes can often be touched up; patchy, stained or faded walls usually need a full coat, because new paint next to old paint shows. If the contract made repainting the outgoing tenant’s job, settle that before you commission work, so you do not pay twice.

Do the work in order: inspect, repair, paint, service, then clean. Cleaning before painting or repairs usually has to be repeated.

Paperwork before the new tenant moves in

• Cancel the outgoing tenant’s Ejari registration through the Dubai Land Department’s service.
• Register the new contract in Ejari: Law No. 33 of 2008 requires all lease contracts under the law to be registered.
• Optionally, use the Rental Disputes Center’s Rental Good Conduct Certificate, which lets parties review the other party’s rental case history before drafting a lease.
• Write a clear repair clause, and make a dated move-in condition record with the new tenant.

How OMEGA’s ready-to-let package works

The package gives a starting budget for preparing an ordinary property between tenants. OMEGA assesses the condition and required work first. Agreed repairs and necessary post-work cleaning are included in the quotation; full repainting is assessed separately from the starting budget. The final scope and price are agreed before work begins.