Introduction

For any landlord in Dubai, understanding the Dubai Electricity and Water Authority (DEWA) process is fundamental. It's a critical step in every tenancy cycle that, if managed poorly, can lead to delays, disputes, and unnecessary costs. While the tenant is responsible for their consumption, the landlord plays a key role in ensuring the transitions between tenancies are seamless.

This guide provides a clear, step-by-step walkthrough of the DEWA process from a landlord's perspective. We'll cover your responsibilities before, during, and after a tenancy, helping you protect your asset and ensure a smooth experience for everyone involved.

The Landlord’s Core Responsibility

First, it’s important to understand the division of responsibility. The tenant is the account holder and is responsible for paying all consumption charges and the initial security deposit to DEWA.

Your primary role as the landlord is to:

• Ensure the property is clear of all previous DEWA liabilities before a new tenant moves in.
• Facilitate a smooth connection process for the new tenant.
• Ensure the outgoing tenant properly disconnects their account and settles their final bill.

Crucially, the entire DEWA process is now closely integrated with Ejari, Dubai's mandatory tenancy contract registration system. This integration has streamlined the process significantly.

Step-by-Step Walkthrough: The Tenancy Cycle

Here’s what you need to do at each stage of the rental journey.

Phase 1: Before a New Tenant Moves In (The Vacant Period)

This is the preparation phase to ensure the property is ready for a new occupant.

• Step 1: Confirm the Previous Account is Closed. You must ensure the previous tenant has requested their DEWA disconnection and received their final bill. A new account cannot be created until the old one is closed and all dues are paid.
• Step 2: Settle All Outstanding Balances. Check with DEWA to confirm there is a zero balance on the property's account. Your property manager can do this for you.
• Step 3 (Recommended): Transfer DEWA to Your Name. To keep the power on for viewings, cleaning, and maintenance during the vacant period, it's wise to transfer the DEWA account into your own name. This is known as a "Landlord DEWA Account." This prevents having to pay a new connection fee each time a tenant leaves and ensures the property remains in good condition. You can do this easily through the DEWA website or a Customer Happiness Centre.

Phase 2: The New Tenant Move-In Process ✅

Once you have a signed tenancy agreement, the process for the new tenant begins.

• Step 1: Register the Ejari Contract. This is the most important step. Once the tenancy contract is registered with Ejari, the DEWA application process is automatically triggered for the tenant.
• Step 2: Tenant Applies for DEWA Connection. Thanks to the Ejari integration, the tenant will automatically receive an email or SMS from DEWA with a link to apply online. They will need to provide their Emirates ID and other details.
• Step 3: Tenant Pays the DEWA Security Deposit. The tenant pays a refundable security deposit directly to DEWA. The standard amounts are:

• Step 4: DEWA Connection is Activated. Once the deposit is paid, DEWA will activate the electricity and water supply, typically within 15 hours.

Phase 3: The Tenant Move-Out Process

Properly managing a tenant's move-out is crucial for getting your property back without any liabilities.

• Step 1: Tenant Requests Disconnection. The tenant must apply for their DEWA disconnection via the DEWA app or website. They will select their move-out date and provide details for their deposit refund.
• Step 2: The Final Bill is Generated. DEWA generates a final bill based on the final meter reading. This amount is deducted from the security deposit the tenant paid at the start.
• Step 3: Tenant's Deposit is Refunded. DEWA refunds the remaining deposit balance to the tenant's chosen bank account (IBAN) or via other methods.
• Step 4: Landlord Receives Clearance. You (or your property manager) will receive a copy of the final bill, confirming that the account is closed with a zero balance. Do not return the tenant’s rental security deposit until you have this clearance.

Frequently Asked Questions (FAQ) for Landlords

• Q: What if my tenant leaves without disconnecting their DEWA account?

  A: This can cause major delays. You will need to contact DEWA with proof that the tenancy has ended (e.g., the final Ejari contract) to have the account forcibly closed. This highlights the importance of a formal move-out inspection and handover process.

• Q: Who pays the 5% DEWA housing fee?

  A: The tenant pays the housing fee. It is automatically calculated as 5% of the annual rent and added to their monthly DEWA bill.

• Q: Can a property manager handle the entire DEWA process?

  A: Yes. A full-service property management company will manage these transitions for you, from ensuring the previous account is closed to getting the final clearance certificate, saving you significant time and hassle.

Conclusion

While the tenant is ultimately responsible for their DEWA account, a proactive landlord is essential for a smooth and efficient process. By understanding your role in the tenancy cycle and ensuring every step is completed correctly, you can protect yourself from liability, reduce vacancy times, and maintain a positive relationship with your tenants.