RERA and DLD Explained: How Dubai Real Estate Regulation Protects Buyers

Quick Answer: What Are the DLD and RERA?

The Dubai Land Department (DLD) is the government body that registers every property and transaction in Dubai and issues title deeds. The Real Estate Regulatory Agency (RERA) is the DLD's regulatory arm: it licenses brokers and developers, controls off-plan sales through escrow rules, approves property advertising, and oversees service charges and the rental market. Together they are the reason a foreign buyer can purchase in Dubai with clear legal title and protection.

Contents

• The Dubai Land Department
• RERA, the regulator
• The key laws, in plain English
• The systems you'll meet: Oqood, Ejari, Trakheesi, Mollak
• How regulation protects buyers
• How to verify an agent, listing or project
• Protection for tenants and landlords
• FAQs

The Dubai Land Department (DLD)

Established in 1960, the DLD is responsible for:

• Registering ownership and issuing title deeds for land, villas and apartments.
• Registering every sale, mortgage and transfer, which is why each transaction goes through a DLD-licensed Real Estate Registration Trustee office.
• Collecting registration fees, most notably the 4% transfer fee on a sale.
• Publishing official data, including transaction records used for market analysis and valuations.

Its official app, Dubai REST, lets owners, buyers and tenants check title deeds, project status, broker licences and more.

RERA: The Regulator

RERA was set up in 2007 as the DLD's regulatory arm. Its job is to make the market transparent and fair. It:

• Licenses and trains brokers, who must pass RERA certification and hold a Broker Registration Number (BRN). Brokerages hold an Office Registration Number (ORN).
• Registers developers and off-plan projects and enforces escrow rules on buyers' money.
• Approves property advertising through Trakheesi permits.
• Approves service charges in jointly owned buildings and regulates owners associations.
• Publishes the rental index used to determine allowable rent increases.

The Key Laws, in Plain English

Law	What it does for you
Law No. 7 of 2006 (Real Property Registration)	Allows foreigners to own freehold property in designated areas, and makes DLD registration the legal proof of ownership.
Law No. 8 of 2007 (Escrow Accounts)	Off-plan buyers' payments must go into a project-specific escrow account and are released to the developer according to construction progress.
Law No. 13 of 2008 (Interim Real Property Register)	Requires off-plan sales to be registered (Oqood), so your purchase is on record before the building exists.
Law No. 26 of 2007, amended by Law No. 33 of 2008	Governs landlord–tenant relationships: contracts, eviction notice, rent changes.
Decree No. 43 of 2013	Links permitted rent increases to the RERA rental index.
Law No. 6 of 2019 (Jointly Owned Property)	Regulates owners associations, building management and service charges.

The Systems You'll Meet

• Oqood: the interim register for off-plan purchases. Your developer registers the sale and you receive an Oqood certificate; the title deed follows at completion.
• Ejari: the official registration of tenancy contracts. It's needed for utilities, many visas, and to bring a rental dispute.
• Trakheesi: RERA's permit system for brokers and advertising. Every legitimate property ad should carry a permit number or QR code.
• Mollak: the system RERA uses to manage and publish approved service charges for jointly owned buildings.
• RERA forms: Form A (seller appoints an agent), Form B (buyer appoints an agent), Form F (the sale agreement or MOU between buyer and seller), and Form I (agreement between two agencies).

How Regulation Protects Buyers

1. Your ownership is a government record. The DLD title deed is the definitive proof of who owns a property, which removes much of the title risk buyers face in less regulated markets.
2. Off-plan money is ring-fenced. Escrow means your instalments fund your project, not the developer's other ventures, and release is tied to verified progress. More in Is Off-Plan Property Safe in Dubai?
3. Agents are licensed and accountable. Only RERA-registered brokers may legally arrange sales and rentals, and they can be sanctioned for misconduct.
4. Advertising is controlled. Listings need Trakheesi permits, which cuts down on fake or misleading ads.
5. Service charges are approved, not invented. Charges in jointly owned buildings must be approved and published.
6. Disputes have a dedicated forum. The Rental Dispute Settlement Centre handles tenancy disputes, and the courts handle sale disputes, with DLD records as evidence.

How to Verify an Agent, Listing or Project

• Agent: ask for their BRN and check it in the Dubai REST app or on the DLD website. The brokerage should have a valid ORN.
• Listing: look for the Trakheesi permit number or QR code on the ad and scan it to confirm the details match.
• Off-plan project: confirm in Dubai REST that the project and developer are registered, check the escrow account details, and pay only into the project's escrow account, never a personal or unrelated account.
• Ready property: ask the seller to confirm ownership through a title deed check, and verify any outstanding service charges or mortgage before signing Form F.

SMS Realty is a RERA-registered brokerage; our registration details are shown in the site footer, and every advisor can share their BRN on request.

Protection for Tenants and Landlords

For landlords and tenants, the framework sets clear rules: tenancy contracts are registered in Ejari, rent increases are capped by the RERA rental index, eviction requires proper legal grounds and notice periods (for example, 12 months' notarised notice when a landlord wants the property back for their own use or to sell), and disputes go to the Rental Dispute Settlement Centre. For investors this means predictable rules; for tenants it means protection from arbitrary increases. If you're renting, see things to check before renting in Dubai.

"Regulation only protects you if you use it. Check the permit, check the BRN, and pay into escrow. Our advisors walk every client through these checks before anything is signed."

Frequently Asked Questions

What is the difference between DLD and RERA?

The DLD is the government land registry that records ownership and transactions. RERA is its regulatory arm, which licenses brokers and developers and sets the rules for off-plan sales, advertising, service charges and rentals.

Can foreigners own property in Dubai?

Yes, in designated freehold areas, under Law No. 7 of 2006. Ownership is registered with the DLD and recorded on a title deed. See our freehold areas guide.

How do I check if a real estate agent is licensed in Dubai?

Ask for their Broker Registration Number (BRN) and verify it in the Dubai REST app or on the DLD website.

What is a Trakheesi permit?

A RERA permit that every property advertisement in Dubai must carry. It confirms the listing is authorised by a licensed broker.

What is Oqood?

The DLD's interim register for off-plan purchases. It records your purchase while the property is under construction, before the final title deed is issued.

What fees does the DLD charge when buying property?

The main one is a 4% transfer fee on the purchase price, plus administrative and trustee fees, and 0.25% of the loan if you register a mortgage. See our mortgage guide for non-residents for a full cost breakdown.

This guide is general information, not legal advice. Laws and procedures are updated from time to time; confirm current requirements with the DLD or a qualified adviser for your situation.