Frequently Asked Questions
Q - Who pays the UAE Housing Fees?
Q - When is a rental property taken off the market?
A - This is a Government levied fee, included in the DEWA bill. It is 5% of the annual rental and payable monthly by the tenant. You must register online with DEWA to ensure that you are charged correctly.
- It would be taken off the market once the holding deposit is given by the new tenant. This will then be used as a damage/security deposit once the tenancy contract starts.
Q - What documents do I require before renting a property in UAE?
- You will need a copy of your passport and residence visa. Without a visa (or NOC from your company if your visa is in process) you will not be allowed to sign a long-term tenancy contract.
Q - What advantages does the Palm Jumeriah have compared to other area's in Dubai?
- The Palm Jumeriah offers a holiday-resort like feel, with private beaches, pools and luxury gyms in nearly every building. It also has every amenity you might need, such as a pharmacy, grocery store, dry cleaners and spa as well as a large selection of café's and restaurants to choose from within walking distance. If you are Shoreline resident you can make use of a 10% discount in all the food & beverage outlets.
Q - Who pays the agency commission on a rental property?
- The tenant pays the agency fee of 5%.
Q - Is there a renewal fee for properties after one year of rental if we choose to stay?
- No, other companies may charge a renewal fee, but we just charge 500AED to re-write the contract for both parties.
Q - How much time should I allow to look for a new apartment?
- Because of the fast turnover of rental properties in Dubai, we suggest that you give yourself around three weeks to find an apartment, but if you find something you like sooner than this you may have to bring forward your move in date in order to secure the property.
Q - As a landlord, am I within my rights to charge more rent the following year, if the tenant chooses to renew?
- You can of course charge more - however more often than not you will loose your tenant and the apartment may sit empty for a while, costing you more money in the long-term.
Q - Is it better to furnish an apartment that we have bought to rent long-term?
- It is entirely up to you, normally people prefer unfurnished with kitchen appliances but of course there is always demand for good quality furnished apartments here.
Q - Can I do Power of Attorney?
- Yes, you can provide Power of Attorney to your own representative, or alternatively Edwards & Towers are able to assist in representing you as your Power of Attorney at a fee.
Q - How do I do a Power of Attorney?
- In the UAE - the property owner needs to visit the Dubai Courts near the Mall of the Emirates, taking original property documents, owner's original passport and the passport copy of the person to whom the owner is giving the Attorney to.
Outside the UAE - the Power of Attorney document needs to be prepared by a lawyer and notarized. It then needs to be attested at the UAE Embassy in the country in which it is prepared. The document then needs to be couriered to the Power of Attorney in the UAE for it to be attested at the UAE Ministry of Foreign Affairs. After which it is a legal document in the UAE and may further require Arabic translation at the Dubai Courts.
Q - How does the property re-sale process work in Dubai?
- Upon an agreement between buyer and seller, a Sales Agreement is prepared and signed by both parties. At the time of signing the Agreement the buyer places a deposit, held by the Agency to hold the property.
The 'Transfer' date is determined and agreed upon whereby both parties and the Agency attend the Dubai Land Department to execute the sale. The remainder of funds are payable by buyer and are required in the form of Managers (bankers) cheques.
Approximately one week prior to the Transfer, both parties attend the Developer's office to apply for the No Objection Certificate (NoC), required for the Transfer.
It is important to note that all outstanding and forward levied Service Charges advised by the Developer require full settlement prior to the NoC being issued by the Developer. Sellers will be pro-rata refunded by buyers for Service Charges paid for the period following Transfer.
Q - How do I arrange bank finance to buy a property?
- There are a number of banks and financial institutions in the UAE offering mortgages to UAE residents. For non-residents it is less straight-forward and depends on the non-resident's overseas financial circumstances.
Edwards & Towers are able to refer you to reputable mortgage brokers who are able to guide and assist you.
It is important that if you are intending to finance your property purchase, that you first apply for and receive 'pre-approval' from your lender before commencing viewing properties. The pre-approval will give you an indication of the amount you are able to finance and as well give you confidence to sign a Sales Agreement and place the non-refundable deposit on the property.
Q - What is the difference between 'net' and 'all inclusive' selling prices?
Q - What are the fees associated with buying Dubai property?
- 'Net' is the amount payable to the seller by the buyer, excluding any fees
- 'All inclusive' is the total amount payable by the buyer, including the Dubai Land Dept and Agency fees.
- The Dubai Land Department levies:
- Property registration fee of 2% of the net selling price, payable at the property Transfer.
- If mortgaged, a mortgage registration fee of 0.25% of the mortgage amount, payable at the property Transfer.
Developer No Objection Certificate administration fees range from AED 500 - 5000, depending on the developer.
Agency fees are approximately 2-3% of the net selling price, depending on the development and property value.
Q - What's the best way to find my ideal property?
- We strongly recommend for buyers to work exclusively with an individual agency who will be able to dedicate themselves to your search. A professional consultant agent will review the agency's listed properties as well as broaden the search to online property portals, contacting other agents for suitable properties and so on. This way you get committed service, review of ALL suitable properties available and thus the best result. Alternatively, by briefing a number of agents you may end up being offered and viewing the same properties over and over by different agents, which is time-wasting and causes confusion for buyers and agents alike.
Q - What if a property I want to buy is rented and I want to move in?
- If a property you want to purchase is tenanted, the tenancy contract must be honored by any new owner. If the property can be vacated at the conclusion of the tenancy contract, it is a case by case situation and depends on the contract conditions, UAE law and intention of the tenant. It is recommended to discuss this with your consultant agent.
Q - When selling my property, what are the top tips that will give me the best chance of selling?
Q - How do I select an Agency to work with?
- Price the property according to the current market - ask your consultant agent to give you market comparatives of recent sales upon which to base your asking price.
- Make it easy for the property to be accessed for buyer viewings - In Dubai, and in particular on the Palm, often buyers are visiting and therefore have short notice times for viewings. It is ideal for a key to be held at the Agency's office to allow quick response by the agent to buyer enquiries. The need to collect keys or arrange for a seller/representative to open the apartment, can sometimes result in the property missing out on being viewed by the prospective buyer - who either have to travel or they simply buy another property which they could view. When the property is tenanted, agents are mindful to respect tenant's requirements, but it does help if the tenant understands the necessity for access to the property.
- Be responsive to your agent - all too often opportunities are lost by sellers if they are unable to be contacted by the agent who has a purchase offer.
- Ensure the property is well presented - clean, no glaring major repairs needed, gardens watered and maintained, and in summer air-conditioning left on low - all of these go a long way towards buyer comfort, confidence, interest and positive feelings about the property.
- Consider listing the property with one Agency - to get the best result we recommend exclusively listing the property. The property can be intensively marketed (online, newspaper, property boards, buyer databases, brochures) and as well to other agents, with total confidence by the listing agency. All offers are channeled to seller through the listing agency to ensure quality, no double ups from the same buyer via different agents - saving time and avoiding confusion for the seller. Viewings are co-coordinated through one channel to maximise opportunity and minimise inconvenience to sellers & tenants alike. The listing agency is dedicated to the sale of your property. consulting with you on market movements, recent sales and reviews of your listing.
- Look for an area of specialization
- for example Edwards & Towers deals with Palm Jumeirah property primarily, for other areas such as Downtown, Dubai Marina, etc., seek a specialist agent in that area. This way your agency will have their finger on the pulse, know and have access to all of the available properties, are knowledgeable about the area and can answer your questions, are experienced in dealing with the developer and guiding you through the property purchase & sale process -- all combining in the best service and outcome possible for you.
Only work with licensed Agencies and Agents
- Ensure the Agency has a Real Estate Trade License and is registered with the Dubai Land Department (ORN No.). Furthermore, ask your consultant agent for evidence of their RERA Broker card (BRN No.) Those agents not holding a Broker Card are not registered with RERA, not affiliated with a licensed Agency and are not permitted to conduct real estate activity or execute transfers at the Land Department.
Часто задаваемые вопросы по аренде:
Можем ли мы арендовать квартиру на 1 неделю?
К сожалению, нет, так как минимальный срок аренды – 1 месяц. Все квартиры арендованные краткосрочно будут полностью мебилированны и коммунальныe платежи включены в стоимость.
Выбрать квартиру и обсудить детали Вы можете со Снежаной – тел +97150 9141987
Мы часто приезжаем в Дубай – можем ли мы арендовать квартиру на год?
Туристы не могут заключить контракт долгосрочной аренды. Чтобы арендовать квартиру на год и более у Вас должна быть резидентская виза ОАЭ.
Как заключается контракт аренды?
Обычно контракт заключается на 1 год с правом продления при согласии арендодателя и арендатора. Контракт только на арабском и английском языке.
Арендатор должен предоставить копию паспорта и копию резидентской визы.
Какие расходы и коммунальные платежи не входят в стоимость аренды?
Кроме непосредственной стоимости аренды арендатор также обычно оплачивает 5% депозит возвращаемый по истечению действия контракта и
5% коммиссионные агентству.
Коммунальные услуги подключаются непосредственно каждым арендатором и оплачиваются помесячно (вода и электричество, TV и интернет, газ, кондиционер).
Я владелец квартиры/виллы на Пальме – могу ли я сдать в аренду свою недвижимость без личного присутствия?
Да, Вы можете – ме предоставляем пакет услуг по управлению недвижимость для владельцев занятых/не живущих в Дубае.
Мы берем на себя весь процесс аренды и общения с арендатором, удостоверяемся, что Вы получили финансы, подготавливаем инспекцию и инвентарь, обеспечиваем мелкие ремонтные работы и прочее.
Владелец недвижимости при этом оплачивает определенный процент от суммы аренды.
Если у Вас есть другие вопросы Вы можете контактировать с Айгюн тел +97150 8680068