Required Disclosures for UAE Landlords

Unlike the United States where landlords must provide specific addendums for lead-based paint, asbestos, and bed bug histories, the United Arab Emirates handles property disclosures through the state-mandated registration systems—primarily Ejari in Dubai and Tawtheeq in Abu Dhabi.

System-Enforced Verification

The process of generating a legally binding tenancy contract in the UAE inherently forces absolute transparency regarding property ownership.

1. Title Deed Verification: A tenant (or their broker) cannot register a lease on Ejari without the landlord's Title Deed and passport/Emirates ID copy. The DLD system verifies that the person offering the lease is the actual owner of the property.
2. Property Details: The system locks in the specific premises number, DEWA (utility) premise number, and the designated use of the property (residential vs. commercial). This prevents a landlord from illegally leasing a commercial warehouse as a residential apartment.

Disclosing the Sale of a Property

If a UAE landlord decides to sell an occupied property, they must disclose the encumbrance to the buyer. More importantly, regarding the tenant:

• The sale of the property does not terminate the tenancy contract. The new owner inherits the tenant under the exact same lease terms.
• If the new owner wishes to evict the tenant to move in personally, the new owner must serve their own 12-month notarized notice upon acquiring the Title Deed. The new owner cannot simply demand the tenant leave immediately because the ownership changed hands.

Material Defect Disclosures and "Good Faith"

UAE civil law is grounded in principles of good faith. A landlord must provide the property in a state suitable for its intended use.

• Landlords must disclose any severe, known material defects that would make the property unsafe or uninhabitable.
• Failing to disclose major issues (like chronic flooding, failing air conditioning systems in the summer, or severe structural faults) breaches the landlord's obligation to provide a habitable unit, giving the tenant grounds to escalate a dispute to the RDSC to terminate the lease without penalty.

Property Management and Broker Disclosures

If a property manager or real estate broker is acting on behalf of the landlord:

• In Dubai, the broker must hold a valid RERA (Real Estate Regulatory Agency) license and Broker Registration Number (BRN).
• They must disclose their agency fees (commissions) upfront. Typical market practice in Dubai is that the tenant pays a 5% agency commission upon successfully signing the lease, though this is negotiable.

Stay compliant by managing your Title Deeds, passport copies, and RERA broker details in one secure place with Landager's centralized document vault.

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