Question 1

What does a property manager do in Dubai?

Accepted Answer

A Dubai property manager markets your unit, sources and screens tenants, drafts the tenancy contract, registers and renews Ejari, collects rent and handles cheques, coordinates maintenance and inspections, serves legal notices, applies the RERA rental index at renewal, and sends you a periodic owner statement. In short, they keep the property compliant and income-producing so you avoid the day-to-day detail.

Question 2

How much do property management companies charge in Dubai?

Accepted Answer

Long-term residential management typically costs 5-8% of annual rent; commercial and higher-touch units run 7-10%, and short-term/holiday-home management 15-25% of revenue. Watch for extras stacked on top: a tenant-finding fee (often one month's rent), Ejari and renewal fees, inspection charges, and a 10-20% markup on contractor invoices. Always confirm exactly what the headline percentage does and doesn't include.

Question 3

Do I really need a property manager for my Dubai apartment?

Accepted Answer

It isn't legally required - you can self-manage. But a manager makes sense if you live abroad, own several units, or lack time for Ejari, DEWA, the rental index, maintenance calls and RDC disputes. For a single unit you live near, self-managing is common. The trade-off is essentially saving the 5-8% fee versus saving time and avoiding costly compliance mistakes.

Question 4

Can I manage my Dubai rental property from abroad?

Accepted Answer

Yes - thousands of overseas owners do. But time zones, emergency repairs, and Dubai-specific tasks (physical move-in/out inspections, Ejari renewal, DEWA) make it hard alone. Most absentee owners appoint a RERA-licensed management company plus a notarised power of attorney so someone local can sign contracts, register Ejari and represent them. Missing an Ejari renewal is the most common costly absentee mistake.

Question 5

Does a property management company have to be RERA-licensed?

Accepted Answer

Yes. Any firm managing or leasing property on your behalf in Dubai must be licensed by RERA/DLD, and listings must carry a valid RERA permit number. An unlicensed operator can't legally enforce leases or file at the Rental Dispute Centre, and using one exposes you to penalties. Verifying the licence is the first thing to do - its absence is the biggest red flag.

Question 6

Do I need a power of attorney for a company to manage my property?

Accepted Answer

For rent collection and day-to-day work a signed management agreement is often enough, but most overseas owners grant a specific property-management POA so the agent can sign and renew tenancy contracts, register Ejari, handle DEWA and deal with the owners' association. Use a specific POA listing each power, not a broad one. A POA signed abroad needs UAE embassy legalisation plus MOFAIC attestation.

Question 7

How does a property manager handle rent collection and cheques?

Accepted Answer

Rent is usually paid by post-dated cheques - commonly 1, 2, 4, 6 or 12 instalments - which the manager holds and banks on each due date, chasing any that bounce. From 2026 Dubai is rolling out digital monthly rent payments to replace cheques. A good manager collects rent, issues receipts, and sends you a transparent owner statement each month or quarter.

Question 8

What happens if my tenant stops paying rent?

Accepted Answer

Your manager serves a formal 30-day payment notice via notary or registered mail. If it goes unpaid, they file at the Rental Dispute Centre (RDC) for the arrears plus eviction under Dubai law. A straightforward non-payment case runs roughly 3-4 months to vacant possession. Self-help - changing locks or cutting utilities - is illegal; only a court order can evict.

Question 9

How do property managers find and vet tenants?

Accepted Answer

They market the unit, run viewings, then screen applicants - checking ID and visa status, employment and salary, past rental history and references, and sometimes credit. Once approved, they draft the tenancy contract, collect the deposit and cheques, register Ejari and run a move-in inspection. Proper vetting reduces the risk of payment defaults and disputes, which is a core reason owners hire out.

Question 10

What is Ejari and does my manager renew it?

Accepted Answer

Ejari is RERA's mandatory system for registering every Dubai tenancy contract; without it your lease has no legal standing and you can't file at the RDC, connect DEWA or renew visas. Every new, renewed or terminated contract must be registered. A manager handles this for you - official renewal is about AED 220 (around AED 178 via the Dubai REST app), plus any agent admin fee.

Question 11

How do I choose a property management company in Dubai?

Accepted Answer

Verify the RERA licence first. Ask whether you get a dedicated manager and an owner portal, exactly what the fee includes versus extra charges (leasing, renewals, maintenance markups), and how they track renewal notices and screen tenants. Check reviews and references. Red flags: no licence, vague contracts, slow responses, and lock-in periods over three months with heavy exit penalties.

Question 12

Should I self-manage or hire a property manager?

Accepted Answer

Self-managing saves the 5-8% fee and works best for a resident owner with one nearby unit. But expect 40-60 hours a year per unit, weaker contractor rates, and real risk from Ejari errors or mis-applying the RERA rental index. Hiring out shifts compliance, emergencies and RDC handling to a professional. The choice usually comes down to saving money versus saving time.

Question 13

What's the difference between holiday-home and long-let management?

Accepted Answer

Long-let management places a tenant on an annual contract for a steady 5-8% fee. Holiday-home (short-term) management runs the unit like a hotel - listings, guest turnover, cleaning, dynamic pricing - for 15-25% of revenue, and legally needs a DET holiday-home permit per unit (permit fee about AED 1,520). Short-lets can gross 20-40% more but demand far more active management.

Question 14

What should a property management contract include?

Accepted Answer

It should spell out the management fee and exactly what it covers, any leasing, renewal and inspection fees plus maintenance markup, the maintenance spend limit before your approval is needed, how and when rent is remitted, reporting frequency and owner-portal access, the manager's authority (and any POA), insurance/indemnity, and the term with notice period and exit terms. Insist on a short lock-in and a clear termination clause.

Question 15

How are move-in and move-out inspections handled?

Accepted Answer

At move-in the manager documents the property's condition with photos, signed by both parties; at move-out they run a joint walkthrough and agree needed repairs in writing. The security deposit (usually 5% unfurnished, 10% furnished) must be refunded within 30 days of contract expiry, minus itemised, evidence-backed deductions. Normal wear and tear can't be deducted - disputes go to the RDC.

Question 16

Who pays for maintenance and repairs - landlord or tenant?

Accepted Answer

By default the landlord covers maintenance and repair of defects affecting normal use, including wear and tear. Many contracts add a 'minor maintenance' clause making the tenant pay small repairs under a set threshold (commonly AED 500), with the landlord covering anything above. That threshold is market practice, not law - courts won't enforce it for structural or habitability issues. Your manager coordinates the work.

Question 17

How much can my manager increase the rent at renewal?

Accepted Answer

Increases follow the RERA/DLD rental index, now the building-specific Smart Rental Index. If your rent is up to 10% below the market average, no increase is allowed; 11-20% below permits 5%, rising in steps to a 20% cap for rents more than 40% below average. Any increase needs 90 days' written notice before renewal. Check the exact figure on the Dubai REST app.

Question 18

Is there a tenant-finding fee on top of the management fee?

Accepted Answer

Often yes. Many firms charge a separate leasing or tenant-finding fee when they place a new tenant - commonly around one month's rent or a set percentage - on top of the ongoing management percentage. Some all-inclusive packages fold it in, and renewals may carry a smaller fee. Always ask upfront whether leasing is included, as it materially changes your first-year cost.

Question 19

What is a snagging inspection and does the manager arrange it?

Accepted Answer

Snagging is a pre-handover inspection that documents construction defects before you sign the handover certificate, so the developer fixes them free. Dubai developers carry a defect-liability period - typically 1 year for mechanical/electrical/plumbing and 10 years for structural defects. A manager can arrange a professional snag (roughly AED 1,500-3,500) and log every defect in writing with photos to preserve your rights.

Question 20

Who is legally liable for service charges, the owner or tenant?

Accepted Answer

Legally the owner pays service charges under Dubai law, even if a lease clause tries to shift them to the tenant - you remain liable to the management entity if the tenant defaults. Charges must be RERA-approved via the Mollak system before being levied and can't rise mid-year without DLD approval. Check your building's rate on the DLD Service Charge Index.

🔧 Property Management