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Property

  • Contracts-9
    1. What is the difference between Leasehold and Freehold properties?
    2. Why is the rate of maintenance fees not specified in the Sale Agreement?
    3. Why do we sign Sale Agreements with Springs, Meadows, Arabian Ranches, Dubai Marina and the like and not with Emaar?
    4. Why does the Sale Agreement mention that if the customer is in default we charge him interest commencing on the date of default and when delay occurs on behalf of the Vendor the Customer has to wait?
    5. Are modifications to the property allowed?
    6. Can we avail of a Sale Agreement in Arabic?
    7. Can I add or delete the names from my Sale Agreement?
    8. What happens if I lose my Sale Agreement?
    9. How many days does it take for me to receive my Contract for signature from the date of Sales Launch?
    1. What is the difference between Leasehold and Freehold properties?

      A Leasehold property is a property that is leased out by Emaar Properties to a Lessee for a specific period of time. A Freehold property is a property that is sold outright for a specific purchase price to a Purchaser and there is no limit on ownership rights.

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    2. Why is the rate of maintenance fees not specified in the Sale Agreement?

      The rate of maintenance fees is an amount that varies depending on the yearly costs and expenses involved in the maintenance, operation and upkeep of the common areas in the concerned community. However the Sale Agreement does mention the payment of maintenance fees.

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    3. Why do we sign Sale Agreements with Springs, Meadows, Arabian Ranches, Dubai Marina and the like and not with Emaar?

      The Agreement is always signed between the Purchaser and the respective Company that is acting as the Vendor. However, the Vendor company is a subsidiary of Emaar Properties PJSC.

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    4. Why does the Sale Agreement mention that if the customer is in default we charge him interest commencing on the date of default and when delay occurs on behalf of the Vendor the Customer has to wait?

      As the Vendor cannot accurately specify the date of completion of construction, the Sale Agreement specifies an estimated completion date for construction and allows the Vendor the right to reschedule the completion date within certain time limit beyond the Estimated Completion Date whereby the Vendor can delay the Completion of the project. The delays arise mainly only in cases where the Force Majeure is a factor.

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    5. Are modifications to the property allowed?

      No, in line with the Covenants and Warranties of the Purchaser as mentioned in the Sale Agreement, there cannot be any construction, alteration or modification to the property.

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    6. Can we avail of a Sale Agreement in Arabic?

      Regrettably, for the time being, the Sale Agreement is printed in English.

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    7. Can I add or delete the names from my Sale Agreement?

      From a legal perspective, deleting or adding names are considered transfers, and the customers would have to apply for NOC from Emaar for completing the required addition/deletion of names in the property ownership, and such transactions shall have to be recorded in the Land Department relevant Register. Also appropriate administrative fees shall have to be paid to the Vendor and transfer fees paid to the Land Department.

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    8. What happens if I lose my Sale Agreement?

      You would need to attend the Contracts Helpdesk and sign and indemnity form. You will also need to provide us with either a police report or an affidavit signed in front of the notary public, citing the reasons for the loss of the contract. The veracity of your request will then be verified and if genuine, a new Sale Agreement will be issued upon payment of a nominal fee of AED 3,000.

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    9. How many days does it take for me to receive my Contract for signature from the date of Sales Launch?

      For off-plan properties purchased during launch, it can take the Vendor minimum 21-40 days in issuing the Sales and Purchase Agreement after purchase date as all sales are subject to approval and documentation compliance. The Vendor needs to ensure that down-payment, registration charges and oqood charges are cleared in full. At times, there is interdependency from Lands Department to get the plot numbers particularly for townhomes or villas which are printed on the agreements.

      For completed properties purchased which are also subject to approval and documentation compliance; the SPA issuance is usually between 15-20 days.

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  • Preferred Access-5
    1. What is Emaar Preferred Access?
    2. What are the terms and conditions of the Emaar Preferred Access Programme and the ensuing sale?
    3. Does registration to the programme and following all conditions guarantee a purchase opportunity?
    4. How do I register for Preferred Access?
    5. Is Preferred Access given as a one-time only opportunity or will this be on-going for all future launches?
    1. What is Emaar Preferred Access?

      The Emaar Preferred Access Programme is a customer-oriented initiative that has been launched to provide long-term investors and end-users the opportunity to make investments in our new project launches.

      We have launched the initiative because we realised that due to the strong response to our project launches, several end-user and long-term investors missed the opportunity to buy an Emaar property.

      The Emaar Preferred Access Programme is subject to the below terms and conditions.


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    2. What are the terms and conditions of the Emaar Preferred Access Programme and the ensuing sale?

      1. Subject to the below terms and conditions Customers shall have the option to avail of the “Emaar Preferred Access” Programme (“Programme”) either online at the time of registration for launches or by visiting the Emaar Sales Centre. Emaar reserves the right without any liability whatsoever to refuse or reject at its sole discretion any request made to avail of the Programme or to require additional conditions for accepting the same.
      2. Opting for and availing from the Programme does not bind Emaar to sell any property. The purchase of any property is subject to availability, agreement on Emaar’s relevant terms and conditions of sale and final approval of the sale of the property by Emaar.
      3. Customer would have the choice to register on the Programme either through online or at Emaar Sales Centre(s).
      4. The enrollment to the Programme is irrevocable and non-transferable and cannot be used to purchase properties in the name and/or for the benefit of third parties.
      5. Any property purchased under the Programme is non-transferable prior to the payment of fifty percent (50%) at least of the purchase price of the purchased property. Nonetheless for full floor purchase, no transfer/assignment shall be allowed prior to its handover.  
      6. Twenty percent (20%) of the total value of the purchased property or a higher percentage as may be requested and increased from time to time by Emaar at its sole discretion is required to be paid at the time of purchase.
      7. All documents required by Emaar must be submitted to Emaar at the time of purchase.
      8. Additional terms and conditions shall apply including without limitation the terms and conditions of online registration for launches.
      9. Emaar reserves the right at any time at its sole discretion and without any liability whatsoever to cancel the Programme, change, add to, vary or amend any of the terms and conditions of the Programme including without limitation the down-payment value, the restrictions on re-sale, payment terms and modality of payment, etc. and/or cancel modify or suspend any of the privileges and benefits under the Programme and/or cancel, withdraw or suspend the enrolment of any customer to the Programme and the ensuing privileges/benefits.

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    3. Does registration to the programme and following all conditions guarantee a purchase opportunity?

      The allotments of homes in the Emaar Preferred Access Programme will be based on demand and the number of units available.

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    4. How do I register for Preferred Access?

      When online registration opens for launch, customers will be directed to a field for the “Emaar Preferred Access” Programme. Online registration is only applicable for a launch. For an investment that is not linked to a launch, customers may directly contact the Emaar Sales Centre.

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    5. Is Preferred Access given as a one-time only opportunity or will this be on-going for all future launches?

      The “Emaar Preferred Access” Programme is on-going and can be availed of by customers every time they register online.

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  • Mortgages-12
    1. What is a Mortgage?
    2. Why do I need to register the mortgage of my property with Emaar Properties?
    3. How does the documentation provided to the Lender of the mortgage loan differ in nature?
    4. When and where can a mortgage be registered at Emaar Properties?
    5. Why do I need to pay a mortgage registration fee?
    6. What do I need to do in case my property was previously financed and I need to change my lender?
    7. What documents do I need for registering the Discharge of Mortgage and Charge?
    8. Do I need to register my mortgage at the Land Department as well?
    9. Can I send my representative to complete the necessary documentation for the Registration of Mortgage and Charge of my property?
    10. How many days does it take for the registration of mortgage and charge to be processed?
    11. Can I transfer my property if it is mortgaged?
    12. Is it essential to avail of life insurance when buying a freehold property with Emaar Properties?
    1. What is a Mortgage?

      A loan in which the borrower puts up the title/property documents to real estate as security (collateral) for a loan. If the borrower doesn't pay back the debt on time, the lender can foreclose on the real estate and have it sold to pay off the loan.

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    2. Why do I need to register the mortgage of my property with Emaar Properties?

      Emaar Properties will register the mortgage over any of its properties at the request of the purchaser of the property in its Property Register to protect the interest of the Bank in the said property. Emaar will also issue an undertaking letter / Consent to Mortgage and Charge / Sale Addendum to this effect. However, Emaar’s undertaking expires in the event of completing the title deed registration or full repayment of the loan, whichever is earlier.

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    3. How does the documentation provided to the Lender of the mortgage loan differ in nature?

      For information on document requirements, kindly visit the below link:

      • http://www.emaar.com/index.aspx?page=propertyregistration-documents

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    4. When and where can a mortgage be registered at Emaar Properties?

      You may visit our Customer Care Centre at Emaar Square, B2, G Level or apply for a request for mortgage registration/ discharge via E-services available on Emaar App/ website:

      www.emaar.com

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    5. Why do I need to pay a mortgage registration fee?

      A nominal fee of AED 5,000 is charged for registration of the mortgage with Emaar to cover all administrative costs. Emaar also provides an undertaking to the Bank / Financial Institution to protect the interest of the Bank / Financial Institution in the mortgaged property.

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    6. What do I need to do in case my property was previously financed and I need to change my lender?

      You would need to apply for the Discharge of the existing Mortgage / Charge over the property and register the new Mortgage / Charge. This needs to be done both at the Emaar office and Dubai Land Department.

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    7. What documents do I need for registering the Discharge of Mortgage and Charge?

      For information on document requirements, kindly visit the below link:

      http://www.emaar.com/index.aspx?page=propertyregistration-documents

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    8. Do I need to register my mortgage at the Land Department as well?

      Yes, it is mandatory to register the mortgage at the Dubai Land Department.

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    9. Can I send my representative to complete the necessary documentation for the Registration of Mortgage and Charge of my property?

      Yes, provided the concerned representative has a notarized and legalized Power of Attorney from all the owners of the said property stating that the attorney has been given the power to sign for discharge of mortgage requests.

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    10. How many days does it take for the registration of mortgage and charge to be processed?

      It takes 10 working days for the registration/ discharge to be processed.

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    11. Can I transfer my property if it is mortgaged?

      The Purchaser will have to provide a clearance letter from the financier regarding settlement of all dues towards the property to initiate the transfer.

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    12. Is it essential to avail of life insurance when buying a freehold property with Emaar Properties?

      No, Emaar does not require life insurance from any of its Purchasers. However, if any of our Purchasers are availing of a mortgage loan facility from a Bank / Financial Institution, they may require life insurance.

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  • Property-18
    1. What is a Home Orientation?
    2. Can Emaar provide a visit visa for my home orientation/ handover?
    3. Can I authorize someone to do the orientation in my behalf?
    4. Can I change my home orientation date?
    5. Can I go for a second home orientation to make sure that all snags are rectified?
    6. Can I make changes to my Villa?
    7. Can I rent my property once it’s handed over to me?
    8. Will my villa be exactly the same as the one I saw at the Sales office?
    9. What is the Property Handover Process?
    10. What will owners receive, when they take handover of their properties?
    11. When can I do my home orientation?
    12. Who is eligible to apply for a residence visa?
    13. How long does the Visa process take?
    14. How can I transfer my DEWA accounts?
    15. I want to sell my property but haven't paid in full, can I get the keys to show the property to a prospective buyer?
    16. Is it possible to get the keys to my home one day before the handover date?
    17. My property is mortgaged and my bank wants to conduct an evaluation of the property prior to making the final payment. Please advise how I can arrange this?
    18. I have recently been issued a Title Deed from Land Department but there is no mention of the parking bay number assigned to my apartment or I have recently been issued a Title Deed from the Land Department but the parking bay number given is wrong? Can Emaar assist?
    1. What is a Home Orientation?

      A Home Orientation is an opportunity to visit your home with one of Property Handover executives.. During the Home Orientation, any matters that require attention will be recorded on a Home Orientation checklist Emaar’s Property Quality Assurance Department (PQA) will liaise with the Contractor to ensure all observations as recorded on the checklist (subject to acceptance by PQA and consultants) are rectified.

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    2. Can Emaar provide a visit visa for my home orientation/ handover?

      No, Emaar does not provide visit visas for customers.

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    3. Can I authorize someone to do the orientation in my behalf?

      Yes, provide us with an authorization letter with the name and number of your representative, clearly stating that you wish to authorize him to conduct the orientation on your behalf. Please include a copy of your passport for signature verification.

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    4. Can I change my home orientation date?

      Yes, you can change your home orientation date once, as long as it is within the period scheduled for the handover of the project.

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    5. Can I go for a second home orientation to make sure that all snags are rectified?

      Only one home orientation per unit is conducted based on what is stated in the Sales Purchase Agreement. However, should you find any pending snags after you take handover of the property, then you may report the same to Emaar’s Quality Assurance team by either calling the Contact Centre on 800Emaar (800 36227/ 9714 3661688) and raising a service request or by sending an email to pqa@emaar.ae. You may also visit Emaar Customer Centre at Emaar Square Building 2 to report the issues.

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    6. Can I make changes to my Villa?

      Yes, as long as these changes will not effect the external façade and structure of the villa. However, before making any alterations, you first have to obtain a No Objection Certificate from Emaar. Please note that all external changes are not allowed.

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    7. Can I rent my property once it’s handed over to me?

      Yes, you can rent out your properties.

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    8. Will my villa be exactly the same as the one I saw at the Sales office?

      Please keep in mind that the show villas at the Sales offices have a luxury finishing which is different from the standard finishing. If you want a luxury finishing in your home please inform the Sales office at the time of purchasing your property. Keep in mind that this will result in the price being adjusted accordingly.

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    9. What is the Property Handover Process?

      In order for a customer to take handover of their property, he/she/they must produce all the necessary documentation after which he/she/they can take possession of the property. The documents required are as follows:

      Single Owner:

      • ORIGINAL ‘Certificate of completion of payment’.
      • Copy of Application for Land registration.
      • ORIGINAL DEWA security deposit receipt.
      • ORIGINAL Passport or a recognized Government ID for identification.
      Joint/ Multiple Ownership:
      • ORIGINAL ‘Certificate of completion of payment’.
      • Copy of application for Land Registration.
      • ORIGINAL DEWA security deposit receipt.
      • ORIGINAL Power of Attorney or Notarized Letter of authorization from all owners/ spouses (if they are not present).
      • ORIGINAL Passport or a recognized Government photo ID for all owners.

      Note: Multiple ownership also includes spouse and a notarized letter will be required if either party is not present.

      Company Ownership:

      • ORIGINAL ‘Certificate of completion of payment’.
      • Copy of application for Land Registration.
      • ORIGINAL DEWA security deposit receipt.
      • ORIGINAL Trade License.
      • ORIGINAL notarized Letter of authorization on company letter head signed by the authorized signatory authorizing the representative to do the handover.
      • Copy of Passport of authorized signatory (for signature verification).
      • Original Passport or a recognized Government ID of authorized representative.

      Authorization on behalf of owner:

      • ORIGINAL ‘Certificate of completion of payment’.
      • Copy of application for Land Registration.
      • ORIGINAL DEWA security deposit receipt
      • ORIGINAL Power of Attorney or Notarized Letter of Authorization from all owners.
      • Passport Copy of all owners.
      • ORIGINAL Passport or recognized Government Photo ID of authorized representative.

      Note: All notarized letters of authority / power of attorneys must be attested by Dubai Courts or if you are living overseas, to be notarized by the UAE embassy in the country of origin and by the Department of Foreign Affairs in the UAE.

      Note: All Properties finance through Islamic Banks will be handed over in the presence of an authorized bank representative only or on submission of an Original No Objection Letter from the bank.

       

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    10. What will owners receive, when they take handover of their properties?

      Apartments

      Upon taking handover of Apartments, owners will receive:

      • Keys to their unit.
      • Homeowner’s manual.
      • List of important phone numbers.
      • .
      • Car Parking Number.
      • Access cards / Transponder (where applicable).
      • P O Box Keys (where applicable).

      Villas

      Upon taking handover of Villas, owners will receive:

      • Keys to their Villa.
      • Homeowner’s manual.
      • List of important phone numbers.
      • Car Security Sticker.

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    11. When can I do my home orientation?

      You will receive a call from our Property Handover Department to schedule an appointment for your Home Orientation.

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    12. Who is eligible to apply for a residence visa?

      Emaar does not sponsor residence visa’s to homeowners; however they are eligible to obtain a multiple entry visit visa subject to the property being registered at the Land Department (i.e. Title Deed issued) with a property value of minimum AED 1 million. If the original purchase price was less than 1 million and now as per the current market value, the property is worth 1 million or more; then the customer should obtain an evaluation letter from Land Department stating the same. Customers can then approach Emaar- Customer Care Department at Emaar Square, B 2, G level to request for NOC (No Objection Certificate) to Dubai Immigration in order to be able to obtain the multiple entry visit visa.

      Alternatively, you can request for the NOC for Visa via E-services available on our website www.emaar.com or on our Emaar App.

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    13. How long does the Visa process take?

      For issuing NOC to immigration it takes 6-8 working days.

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    14. How can I transfer my DEWA accounts?

      The following documents are required to transfer the DEWA accounts:-

      • Completed DEWA form duly signed.
      • Agreement of Sale.
      • DEWA deposit:- AED 2000 for apartments / AED 4000 for villas & townhouses and reconnection charges as applicable.
      • Passport copy with Residence visa page.

      Note: These requirements are subject to change without prior notice from DEWA. For additional information please contact DEWA.

      Note: Please note is mandatory to transfer the DEWA account onto your name prior to taking the handover of the property even if you are planning to lease out your property.

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    15. I want to sell my property but haven't paid in full, can I get the keys to show the property to a prospective buyer?

      Unfortunately, we can only give the keys upon handover to the customers after all entire payments and all associated formalities are completed.

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    16. Is it possible to get the keys to my home one day before the handover date?

      Under normal circumstances, we will issue keys only on or after the handover date. If there is special circumstance under which you need to receive the keys prior to the handover date (subject to complete payment) kindly approach the Property Handover department with your request for consideration.

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    17. My property is mortgaged and my bank wants to conduct an evaluation of the property prior to making the final payment. Please advise how I can arrange this?

      Property Handover will facilitate for an evaluation visit to the property upon request from the concerned bank and payment of Dhs 1000 as evaluation visit fees. During the visit an executive from Property Handover shall accompany the authorized evaluators and provide access to the unit.

      Documents required.

      • Authorization letter from the property owner authorizing the bank to evaluate the property
      • Authorization letter issued to the Valuator by the mortgaged Bank, authorizing them to do the evaluation on behalf of the Bank.
      • Trade License copy of the Valuation Company.
      • Valid company ID of the Valuator.
      • Receipt of AED 1000 payment.

      Note: Property Evaluations visits will only be considered for mortgaged properties where snags have already been completed and shall strictly be restricted to two individuals from the Valuation Company. Only 1 evaluation visit will be permitted per property and subsequent requests will not be entertained. Property Handover or its executives will not be involved in the actual evaluation process or the outcome of the same.

      For arranging the visit for evaluation you may contact Emaar  Contact centre on 800-EMAAR (36227)/ 9714 3661688 and place a request.

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    18. I have recently been issued a Title Deed from Land Department but there is no mention of the parking bay number assigned to my apartment or I have recently been issued a Title Deed from the Land Department but the parking bay number given is wrong? Can Emaar assist?

      You may approach Property Handover who will arrange for a letter to be issued to you detailing the parking bay number assigned to your apartment. This letter will be issued upon payment of a fee of Dhs 500. Please call Emaar Contact Centre for more information.

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  • Property Alterations and Home Improvements-19
    1. Are modifications to the property allowed prior to handover?
    2. Can the Purchaser alter the internal structure of his Villa / Unit?
    3. How should I go about applying for a NOC from Emaar?
    4. I wish to carry out Internal painting, maintenance works or repairing of damaged sanitary wares, fixture and electrical accessories within the villa, do I require to obtain a No Objection Certificate (N.O.C) from Emaar?
    5. I wish to carry out simple soft landscaping such as laying grass, pebbles and do not wish to make any major changes, do I need to still apply for a NOC and what documents should I submit?
    6. I have a tenant in my villa who wishes to do Soft landscaping to the villa, what is the process that they need to follow?
    7. What is the procedure for submitting Alterations or Property Modification requests for my VILLA/ TOWNHOUSE ?
    8. What is the time frame required to obtain an N.O.C from Emaar?
    9. How do we know that our N.O.C request has been approved?
    10. Does my private contractor need a gate pass to conduct his works?
    11. What documents are required for my contractor to avail an Emaar Gate Pass?
    12. I have done or would like to do minor changes to my property such as landscaping, tiling works etc do I need to seek approval from DM on the below.
    13. Where can I find a list of DM approved consultants.
    14. What does a BCC mean?
    15. What is an Affection Plan?
    16. My consultant is asking for As Built Drawings of my villa in Auto Cad format to prepare the application?
    17. I would like to do internal changes to my apartment, what are the documents required to submit
    18. What is the procedure to obtain a refund of the security deposit?
    19. What will happen in case I carry out any alterations to my property without the consent of Emaar?
    1. Are modifications to the property allowed prior to handover?

      No, in line with the Covenants and Warranties of the Purchaser as mentioned in the Sale Agreement, there cannot be any construction, alteration or modification to the property prior to handover.

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    2. Can the Purchaser alter the internal structure of his Villa / Unit?

      The Purchaser may alter the internal structure of the villa only after handover of the property and should seek permission from the Alterations Team of Emaar Properties prior to commencement of work. Structural changes to the villa or unit are not allowed.

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    3. How should I go about applying for a NOC from Emaar?

      Please log into Emaar e-Services available on IOS and windows platform to apply. The link is as follows: https://eservice.emaar.com/home/user/login.aspx.

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    4. I wish to carry out Internal painting, maintenance works or repairing of damaged sanitary wares, fixture and electrical accessories within the villa, do I require to obtain a No Objection Certificate (N.O.C) from Emaar?

      Work like interior painting and furnishing, regular maintenance work do not require an N.O.C from Emaar. However, you must inform Security if you would employ carpenters or handyman to do these works in your villa so as to ensure they access to the community.

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    5. I wish to carry out simple soft landscaping such as laying grass, pebbles and do not wish to make any major changes, do I need to still apply for a NOC and what documents should I submit?

      Although you wish to carry out Soft landscaping you would still need to apply for a “New Alteration Request” via your Eservices account. You would need to attach the below to your application: 

      - Brief scope of work
      - Contractor Trade license copy (who will carry out the proposed changes to the property)  
      - The Online application will not be processed unless the above documents are provided.

      Once your application is processed, you will be notified in writing, after which you will be required to pay the admin fees as well as a non- refundable security deposit. Your contractor will need to obtain a “Gate Pass” prior to commencement of the works.

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    6. I have a tenant in my villa who wishes to do Soft landscaping to the villa, what is the process that they need to follow?

      The owner will have to apply through the Eservice portal on behalf of the tenant. You have to attach the below to your application. 
      - Simple drawings / plans showing the proposed areas of landscaping. 
      - Brief scope of work
      - Contractor Trade license copy (who will carry out the proposed changes to the property)  
      - The application will not be processed unless the above documents are provided.

      Once the application is processed, your tenant will be notified in writing, after which he will be required to pay the admin fees as well as a non- refundable security deposit. Your tenant’s contractor will need to obtain a “Gate Pass” prior to commencement of the works.

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    7. What is the procedure for submitting Alterations or Property Modification requests for my VILLA/ TOWNHOUSE ?

      Please log in to your Emaar Eservices account and select “New Alteration Request”. You will be required to attach the below to your application: 
      - Architectural drawings in A3 size for the existing and proposed changes, elevations and Setting out plan.  
      - Contractor and/ or Consultant license copy (who will carry out the proposed changes to the property, preferably Dubai based)  
      - Modification scope of work, external pictures
      - DM affection plan, Site Setting out plan and 3D concept for cases where there is additional BUA (built up area).
      - Building Completion Certificate of the property.
      - The Online application will not be processed unless the above documents are provided.

      Once your Online application is received, it will be reviewed and a written notification of our decision will be sent to you via email. Application applied via faxes and emails will not be accepted and hence we strongly urge to use the Eservices account to apply.
      Kindly note:
      • Once you have received the consent on the proposed changes, you would be required to visit the Alteration Helpdesk and Finance Department to pay a non- refundable service charge of AED 1000 or AED 2000 (depending on the scope of works) along with a refundable security deposit of AED 5000. 
      • If the proposed modifications/alterations or changes involve an addition of Built Up Area, then a value addition fee for additional BUA wherever applicable will also be charged. 
      • Upon receiving the No Objection Certificate (NOC) from EMAAR for the proposed changes, it is your responsibility to seek any necessary approval from Government Authorities such as Dubai Municipality, Dubai Electricity and Water Authority or Dubai Civil Defense applicable. 
      • Once the required permits have been received, your contractor should approach Community Security Office or Emaar Community Management (communities@emaar.ae) to obtain a “Gate Pass” to enter the community to carry out the said works. 
      • After receiving the Gate Pass, please ensure that a copy of the NOC is displayed (preferably encapsulated in plastic) on the Main door to indicate that the ongoing alteration is authorized. This will also assist Emaar’s Inspectors on site to know about the ongoing Alterations.
      • Kindly note it is your responsibility to follow the Master Community guidelines related to “Renovations & Additions” and keep unsightly debris and neighborhood disturbance to an absolute minimum for the benefit of other residents.
      • You will be responsible for arranging the removal of your construction debris though your contractor and dispose it off in designated Dubai Municipality dump yards only.
      • The altered / modified portion/s of the property carries no warranty either from Emaar or from any contractor/ supplier.
      • In order to maintain the cleanliness of your neighborhood, every owner must provide a skip or trash drum, sufficient to hold all work refuse during the work, skip must fit into the garage and should not block the access for pedestrian and emergency vehicles. Failure to provide this will result in the security deposit being forfeited without notice.

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    8. What is the time frame required to obtain an N.O.C from Emaar?

      It takes 5 working days to get an NOC.

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    9. How do we know that our N.O.C request has been approved?

      You will get a written notification from Emaar confirming the same.

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    10. Does my private contractor need a gate pass to conduct his works?

      Yes, if you have a private contractor they would require to obtain a Gate Pass from Security in order to carry out all works.

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    11. What documents are required for my contractor to avail an Emaar Gate Pass?

      - Valid Trade License showing scope of all works that are proposed to be carried out in the villa
      - Labour card for all laborers, drivers, carpenters etc.
      - Vehicle Registration card, driving license copies.
      - Owners passport copy.

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    12. I have done or would like to do minor changes to my property such as landscaping, tiling works etc do I need to seek approval from DM on the below.

      Minor landscaping such as laying of grass, plants and internal works such as laying of tiles, parquet, installing cupboards etc do not require DM approval. However, changes to the internal and external layout such as breaking of walls, making doorways, closing windows or hard landscaping etc will require DM approval.

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    13. Where can I find a list of DM approved consultants.

      Please refer to DM’s portal www.dm.gov.ae for a list of registered consultants.

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    14. What does a BCC mean?

      BCC stands for Building Completion Certificate, a document issued by Dubai Municipality for villas only. The BCC of your villa issued by DM upon completion of construction would have been handed over to you at the time of Property Handover. If you have not received this, then please email us at alterations@emaar.ae. If your villa has gone through subsequent changes after property handover, then please apply to DM directly to receive the updated BCC. You must quote your municipality number found on the Affection or Site plan.

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    15. What is an Affection Plan?

      Affection plan is a document issued by DM specifying the plot limits, built up area and offset distances of villa from plot boundaries and other DM conditions. If you do not possess an Affection Plan for your property, then please
      • For independent villas, contact Dubai Municipality on 7000 4000 / info@dm.gov.ae to apply.
      • For townhouses, contact Emaar at customercare@emaar.ae to apply.

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    16. My consultant is asking for As Built Drawings of my villa in Auto Cad format to prepare the application?

      Please raise a New Auto Cad CD request through the Eservices portal. The admin fees for the CD is AED 250, once the payment is made and the application completed, we will prepare the CD and send it to you via courier.

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    17. I would like to do internal changes to my apartment, what are the documents required to submit

      • Floor plan indicating the area of modifications, detailed ceiling layout and drainage layouts in case of any modifications to ceiling/ bathroom/ kitchen.
      • Existing Photo of area to be changed.
      • Detailed scope of works.
      • Contractor’s License Copy.
      • Undertaking Letter from both neighbors for community disturbance.
      Important notes related to apartments.
      • Structural wall removal, balcony enclosures and creation of additional wet areas are strictly not permitted in apartments.
      • Removal of existing floor tiles and balcony floor tiles is strictly not permitted.
      • Firefighting systems (sprinklers, smoke detectors) and MEP installations cannot be removed, relocated, covered or replaced.
      • All works should comply with Environmental, Health and Safety Standards as set by Dubai Municipality. (Please refer to DM Regulation CS5.0: Construction Safety Regulations for Environmental Nuisance). 
      • The homeowner is required to obtain an Emaar ‘Entry Permit’ for their contractor prior to the commencement of the Alterations and Home Improvements to ensure access.
      • The homeowner is at all times responsible for the behavior of the contractor and must ensure that Contractor does not cause any disturbance to the neighborhood.
      • The No Objection letter from Emaar must be encapsulated in plastic and should be stuck or hung from the Main Door whilst Alteration and Home Improvement works are ongoing. 
      • Dubai Municipality and Emaar Community rules regarding time limits for carrying out the Home Improvement works must be followed.
      • No industrial machinery should be used to carry out the works in the apartments.

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    18. What is the procedure to obtain a refund of the security deposit?

      • Before applying for a refund the customer must make sure that the proposed work has been completed and premises is cleared from all construction debris.
      • After completion of the proposed changes, please call 800-EMAAR (800-36227) or email us at alterations@emaar.ae to book for an inspection.
      • Alteration Department will then schedule a visit with the responsible engineer to visit the altered property to ensure that it abides with the NOC issued and meets the necessary standards of the master planned community.
      • During the visit, the Engineer will advise you on the outcome of the inspection and he will guide you how to collect the refund.
      Note: Application for refund of AED 5000 security deposit needs to be applied for inspection 2 years from the date of receipt. Failure to do so will result in forfeiture of the deposit.

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    19. What will happen in case I carry out any alterations to my property without the consent of Emaar?

      In cases where ‘Alteration & Additions’ have been carried out without Emaar’s permission or have been done without following the set guidelines, policies and NOC issued, then the following may apply:
      • Loss of Defect Liability warranty (if within 1 year of property handover).
      • Inability to transfer/resell the property.
      • Inability to apply for a Title Deed.
      • Further Violations and / or fines from Emaar Community Management and / or relevant governmental authorities.

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  • Registration and Transfers-28
    1. Why do I have to pay transfer fees to Emaar Properties upon transferring my property?
    2. What are the documents that are required for an NOC forTransfer?
    3. How many people need to attend the transfer of my property?
    4. Will Emaar issue me a Visa after I complete the Purchase of my property?
    5. When and where can I collect my NOC for Transfer from?
    6. Can the NOC for transfer be collected by anyone?
    7. Which properties are eligible for registration of land?
    8. Where can I submit my application for registration?
    9. Do I need an appointment, or it is a walk-in procedure?
    10. Can any owner from any project register their property?
    11. If I don’t register my property now, can I do it at a later stage or is there a deadline?
    12. What happens if my property is scheduled for transfer during the registration period? Should I first register the property and then apply for transfer?
    13. If I own a property in an incomplete project, when will I be able to register the property?
    14. How will I be notified regarding completion of my Registration?
    15. Can I register my property on the same day that I clear my outstanding payments?
    16. Do I need to turn up in person for the registration process?
    17. Is a power of attorney mandatory if I am not able to register in person?
    18. Can mortgaged properties be registered?
    19. My property is mortgaged. I don’t have the original contract to apply for the registration?
    20. What are the registration fees?
    21. Why should I pay registration fees while I have paid fees to Emaar when I transferred my property?
    22. What is the mode of payment for the registration fees?
    23. How many days will it take to issue and deliver the title deed?
    24. Who will inform me about the title deed collection?
    25. Is there a certain period within which I have to collect the Title Deed after notification?
    26. After the registration of the property and issuing the title deed, if I wish to sell my property what will the procedure be?
    27. What are the contact details for further clarifications?
    1. Why do I have to pay transfer fees to Emaar Properties upon transferring my property?

      Emaar charges an admin fee for issuance of NOC for Transfer. This transfer is registered in Emaar’s Property Register and subsequently to be completed at the Land Department. The fee is part of the administrative charges involved in completing the transaction.

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    2. What are the documents that are required for an NOC forTransfer?

      For information on document requirements, kindly visit the below link:

      • http://www.emaar.com/index.aspx?page=propertyregistration-documents
      • 
      • 

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    3. How many people need to attend the transfer of my property?

      The transfer needs to be attended by both the Transferor/s, Transferee/s.

      How may I apply for the NOC for Transfer?

      You may visit our Customer Care Centre at Emaar Square, B2, G Level or apply for a request for NOC for transfer via E-services available on Emaar App/ website:

      www.emaar.com

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    4. Will Emaar issue me a Visa after I complete the Purchase of my property?

      No, Emaar is not allowed to sponsor any visa’ s as per isturction from Dubai Immigration. Eligible customers can apply for an NOC from Emaar to Dubai Immigration for a multiple entry visit visa subject to terms and conditions.

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    5. When and where can I collect my NOC for Transfer from?

      You will receive an automated notification once your NOC is ready. The NOC can be collected from Emaar’s customer Care office at Emaar Square, B2, G Level.

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    6. Can the NOC for transfer be collected by anyone?

      The NOC can be collected only by the property owner/ legal power of attorney holder.

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    7. Which properties are eligible for registration of land?

      All property types need to be registered/ pre-registered with the Dubai Land Department as per law.

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    8. Where can I submit my application for registration?

      You may visit our Customer Care Centre at Emaar Square, B2, G Level or apply for the registration via E-services available on Emaar App/ website:

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    9. Do I need an appointment, or it is a walk-in procedure?

      Transactions are done either by walk-in or via E-services. Please note that we do not arrange appointments for carrying out transactions.

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    10. Can any owner from any project register their property?

      Yes, all projects can be registered.

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    11. If I don’t register my property now, can I do it at a later stage or is there a deadline?

      There is no deadline; however it is mandatory to complete the land registration for all completed projects as per Land Department’s law. Failure to register is the purchaser’s obligation and responsibility.

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    12. What happens if my property is scheduled for transfer during the registration period? Should I first register the property and then apply for transfer?

      Yes, the property must first be registered with the Land Department and only then can any transaction request can be accepted.

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    13. If I own a property in an incomplete project, when will I be able to register the property?

      The property can be registered/ pre-registered soon after the purchase.

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    14. How will I be notified regarding completion of my Registration?

      Once your registration is completed, you will be contacted by Emaar to collect the registration documents and proceed to the Land Department for issuance of the title deed.

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    15. Can I register my property on the same day that I clear my outstanding payments?

      Yes, you can clear your outstanding payments after which you can proceed to apply for the registration.

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    16. Do I need to turn up in person for the registration process?

      You may apply in person, or else you can authorize someone on your behalf to register the property with an authorization letter.

      Alternatively, you can apply for a request for registration of your property via E-services on our Emaar App / www.emaar.com

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    17. Is a power of attorney mandatory if I am not able to register in person?

      No, registration can be done via an authorization letter only.

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    19. Can mortgaged properties be registered?

      Yes; all mortgaged/ financed properties must be registered. A NOC from the Financial Institution addressed to Land Department will also be required for this purpose-please refer to the Land Registration fact sheet for the requirements:

      http://www.emaar.com/index.aspx?page=propertyregistration-documents

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    20. My property is mortgaged. I don’t have the original contract to apply for the registration?

      You can provide the certified copy (from the financial institution).

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    21. What are the registration fees?

      The registration fee as of date payable to Dubai Land Department is 4% of the contract value. If the property is mortgaged; a mortgage fee of 0.25% of the mortgaged value plus AED 10 is also applicable. Please also refer to our fact sheet on registration under the following link:

      http://www.emaar.com/index.aspx?page=propertyregistration-documents

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    22. Why should I pay registration fees while I have paid fees to Emaar when I transferred my property?

      This fee is paid to the land department, which is applicable for the current owner’s property to be registered.

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    23. What is the mode of payment for the registration fees?

      Manager Cheque / Banker’s Draft payable to Dubai Land Department.

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    24. How many days will it take to issue and deliver the title deed?

      Please note that the registration will be completed within 5 working days at Emaar. Following this, Emaar will notify the customer to collect the registration documents and proceed to the Land Department for issuance of title deed.

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    25. Who will inform me about the title deed collection?

      The title deed can either be collected directly from the Land Department or is forwarded to Emaar’s office. Customer will receive an automated sms/email upon receipt of the title deed to collect the same from Emaar’s Customer Care office.

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    26. Is there a certain period within which I have to collect the Title Deed after notification?

      Title Deed will be held by Emaar until the customer comes to collect the same. No specific time will be given for collection.

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    27. After the registration of the property and issuing the title deed, if I wish to sell my property what will the procedure be?

      The customer will have to proceed with the transfer through the Land Department, however after obtaining an NOC from Emaar for transfer.

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    28. What are the contact details for further clarifications?

      Tel: 800-EMAAR (800-36227)
      Fax: +971 4 367 3011
      Email: customercare@emaar.ae

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  • Succession-3
    1. What happens if one of the joint owners passes away? Should the contract be changed in Emaar to reflect the fact that one owner has passed away?
    2. Is a will sufficient enough to change the ownership after my death?
    3. Can I add my children’s’ names to my Sale Agreement to protect the interest of my family in the event of my death?
    1. What happens if one of the joint owners passes away? Should the contract be changed in Emaar to reflect the fact that one owner has passed away?

      Article 11 of the UAE Civil Code states that “The law of the state of which a person has the nationality shall apply to the civil status and competence of such person”. In line with this, Emaar has established procedures for Transfer on Succession to the next of kin upon the demise of the owner/ one of the joint owners of the property.

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    2. Is a will sufficient enough to change the ownership after my death?

      A will is not sufficient enough for change in ownership unless the same is confirmed by Dubai court or equivalent and a succession certificate is issued.

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    3. Can I add my children’s’ names to my Sale Agreement to protect the interest of my family in the event of my death?

      In the event of a death, then UAE property and Sharia Law will be followed for transfer on succession; or as authorized by Dubai court or equivalent via a court order.

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