Moving Into a New Home in Dubai: Ejari, DEWA, Chiller, Gas & Internet
Setting up a new home in Dubai has a correct order. Do the steps in sequence — tenancy contract, Ejari, DEWA, cooling, gas, internet, move-in permit, inspection — and the whole thing takes about two weeks. Do them out of order and each one blocks the next.
Last updated: October 2026
Key takeaways
- Ejari registration comes before almost everything else — DEWA, internet and most building permits all ask for it.
- DEWA requires a refundable security deposit: commonly AED 2,000 for an apartment and AED 4,000 for a villa — confirm current amounts with DEWA.
- Many towers and communities have district cooling (Empower, Emicool, Tabreed and others) billed separately from DEWA — check before you move.
- Buildings often require a move-in permit booked in advance, with the lift reserved and a refundable deposit for common-area damage.
- Photograph every room, meter and existing defect on day one, before your furniture arrives.
The correct order of steps
Every utility and permit in Dubai keys off the document before it. The sequence below is the one that avoids dead ends. Rules and portals change, so confirm the current process with the relevant authority — DLD and the Dubai REST app for Ejari, DEWA for power and water, your building or community management for move-in permits.
- Sign the tenancy contract and collect the keys, title deed copy and landlord's details from the agent.
- Register Ejari — the official tenancy registration — through the Dubai REST app or a trustee centre. You receive an Ejari certificate with a unique number.
- Activate DEWA using the Ejari number. Power and water are usually connected within about 24 hours of payment.
- Open a district cooling account if the building has one — this is separate from DEWA and billed by the cooling provider.
- Arrange gas where applicable: central gas in some towers, or bottled gas delivery for villas and older buildings.
- Order internet and TV from du or e&. An engineer visit is usually needed, so book it as early as the Ejari is available.
- Apply for the building's move-in permit and reserve the service lift for your moving day.
- Do the move-in inspection and photograph everything before the first box is opened.
Ejari first. Almost every other step asks for the Ejari number, so nothing moves until it is registered.
A realistic two-week timeline
With documents ready, most of these steps are fast. The slow parts are the ones that need an engineer or a lift slot — book those first.
| Day | Step | What you need |
|---|---|---|
| Day 1 | Sign tenancy contract, collect keys | Passport, visa or Emirates ID, cheques or transfer |
| Day 1–2 | Register Ejari | Tenancy contract, title deed copy, landlord details |
| Day 2–3 | Activate DEWA and pay the refundable deposit | Ejari number, Emirates ID |
| Day 2–5 | Open district cooling account if applicable | Ejari, Emirates ID, building details |
| Day 3–7 | Book internet installation with du or e& | Ejari, Emirates ID, a visit slot |
| Day 5–10 | Apply for move-in permit and reserve the lift | Ejari, tenancy contract, moving company details |
| Move day | Inspection photos, meter readings, key and access-card count | Phone camera and thirty quiet minutes |
Timings are typical, not guaranteed — confirm current requirements with DEWA, your cooling provider and building management.
Documents checklist
Keep these in one folder on your phone. Almost every counter, app and engineer visit asks for some combination of them.
- Passport and UAE residence visa page
- Emirates ID (front and back)
- Signed tenancy contract
- Ejari certificate and number
- Title deed copy or Oqood for off-plan, from the landlord or agent
- Landlord's passport or ID copy and contact details
- DEWA premise number — usually on the door frame or a previous bill
- Bank details for deposits and the first payments
Cooling, gas and internet: the parts people forget
District cooling catches many newcomers. In large parts of Dubai — including many towers and master communities — air conditioning is supplied by a cooling company such as Empower, Emicool or Tabreed, not by DEWA. You open a separate account, pay a separate deposit, and receive a separate monthly bill based on consumption. Ask the agent or building management before you sign whether the property has district cooling and what the typical summer bill looks like.
Gas depends on the building. Many towers have central gas that is activated through the building or a supplier; villas and older buildings often use bottled gas delivered on subscription. Either way, have the connection checked before the first use.
Internet is a du or e& decision, and in most buildings both are available. The limiting factor is the engineer visit: in busy periods the next slot can be a week away, which is why it pays to book the moment your Ejari exists. If you work from home, consider a temporary 5G router for the gap.
Ask one question before signing any lease: what does cooling cost here in August? The answer changes the real rent.
Common delays and how to avoid them
Most move-in delays come from four causes. First, a missing or incorrect landlord document holding up Ejari — ask the agent for the title deed copy and landlord ID on the day you pay the deposit, not after. Second, an unpaid balance from a previous tenant blocking DEWA activation — the fix is usually a call from the landlord, so flag it immediately.
Third, the move-in permit. Many buildings require several working days' notice, a refundable deposit against lift and corridor damage, and a moving company that is registered or insured. Book the permit before you book the movers. Fourth, the internet slot — book it before you think you need to.
Finally, do not skip the inspection photographs. Meter readings, existing scuffs, appliance condition, the state of the garden or balcony — thirty minutes of photos on day one is what protects your deposit on the day you leave.
FAQ
How much is the DEWA deposit?
DEWA charges a refundable security deposit when you open an account — commonly AED 2,000 for an apartment and AED 4,000 for a villa, with the amount set by DEWA and returned when you close the account. Confirm the current amounts directly with DEWA before budgeting.
Is district cooling the same as DEWA?
No. DEWA supplies electricity and water. In buildings with district cooling, air conditioning is supplied and billed separately by a cooling provider such as Empower, Emicool or Tabreed, with its own account, deposit and monthly bill. Check which applies to your building before you sign the lease.
How long does internet installation take?
Once your Ejari is registered, du and e& can usually activate service within a few days, but an engineer visit is often required and slots fill up. Book as early as possible — a week of lead time is sensible in busy periods.
What is a move-in permit?
Many buildings and communities require a permit before movers can use the service lift and common areas. It typically needs the Ejari, the tenancy contract, the moving company's details and a refundable deposit against damage. Apply several working days before your move date.
Can SETTRA set all of this up for me?
Yes — this is a standard part of our relocation support. We sequence the registrations, book the engineer and lift slots, and do the move-in inspection with photographs, so the home is running when you arrive. See relocation support.
