Setting up DEWA, Empower, or district cooling, what to ask before you sign a lease
SEO Title: DEWA and District Cooling Dubai Lease Checklist
Meta Description: Before signing a Dubai lease, check DEWA setup, Empower billing, and district cooling Dubai fees. Questions to avoid delays and surprise costs.
Signing a lease in Dubai can feel like booking a flight. The ticket price looks fine, then the extras start adding up. Utilities are one of the most common “extras” that catch new tenants out.
If we’re moving into an office in Business Bay, a shop in Deira, or a clinic in Jumeirah, we want the same thing: power, water, and cooling running on day one, with bills we can predict. That means getting clear on DEWA, Empower, or other district cooling arrangements before we commit.
This guide covers the practical questions to ask, what tends to cause delays, and what to put in writing so we don’t inherit someone else’s problems.
Start with the building’s utility map (before we talk deposits)
Before we ask about costs, we need to know what we’re actually paying for. In many Dubai buildings, electricity and water come from DEWA, while cooling can be separate through a district cooling provider (often Empower). In some free zones and master communities, certain services may be handled through the developer or zone authority.
A simple way to think about it is this: DEWA is the “engine and fuel” for power and water, district cooling is the “air-con supply chain”. They’re linked to comfort and operations, but billed differently.
Here’s a quick check we can run with the agent or landlord:
| What we’re checking | Why it matters | What to ask for |
|---|---|---|
| Electricity and water supplier | Affects activation steps and account name | “Is this a standard DEWA move-in?” |
| Cooling type (DX units vs chilled water) | Changes maintenance, fit-out, and monthly bills | “Is cooling via district cooling or rooftop units?” |
| Metering (separate or shared) | Shared meters can hide real usage | “Do we have our own meter for each service?” |
If the property uses chilled water, ask who the provider is, how billing works, and whether there’s a minimum monthly charge. For restaurants, gyms, salons, and any space running equipment all day, cooling costs can be as important as rent.
DEWA move-in: what needs to be ready for a smooth activation
For most Dubai leases, DEWA activation is straightforward once the tenancy is registered and payments are made. What slows things down is usually not DEWA itself, but missing paperwork, an inactive meter, or unresolved issues on the premises.
As of January 2026, DEWA’s process increasingly relies on tenancy registration details (often via Ejari for many leased units). Once the tenancy is in the system, activation is typically a matter of paying the required fees and confirming the account. DEWA also publishes service guidance for electricity and water activation (move-in).
What we should confirm before signing:
- Is the meter already installed and active? If the unit is shell-and-core or newly handed over, the meter status can change the timeline.
- Are there any outstanding amounts on the premises? Sometimes an old account issue becomes a new tenant’s headache unless it’s clearly settled.
- Who pays what, and when? The tenant usually pays activation and deposits, but we should get it written into the lease or offer letter.
On costs, DEWA commonly charges a refundable security deposit plus an activation fee, with amounts varying by customer segment and property type. DEWA’s published guidance has listed deposits starting from AED 2,000 for apartments and AED 4,000 for villas, with an activation fee of AED 155 (commercial arrangements can differ, so we should confirm based on our premises and meter). Timeframes can be quick once everything is in order, commonly within around 15 working hours in many cases.
If we’re planning a fit-out (new partitions, added equipment, signage loads), we should also ask whether the current electrical load is enough. A small café moving in with ovens and extract systems is not the same as a quiet consultancy office. Load upgrades can require approvals, contractor coordination, and time.
Empower and district cooling Dubai: the billing details that change your monthly budget
District cooling Dubai arrangements often look simple on the surface: the building is cool, so we pay the cooling bill. The detail is where costs and disputes happen.
With district cooling, we’re typically paying for chilled water supply and service, and billing can include:
Connection and registration: Some buildings require an account set-up process and deposits.
Consumption: Often based on a BTU meter or similar usage reading.
Capacity or demand charges: Some structures charge for availability, not only what we use.
Other fees: Late payment fees, reconnection fees, and admin charges can apply.
Before we sign, we should ask for the last 3 to 6 months of cooling bills for that unit (or a comparable unit in the same stack). If the landlord can’t provide anything, that’s a sign we need to price in uncertainty.
Also confirm what the unit actually has:
- Chilled water fan coil units (FCUs) inside the space, or cooling handled centrally.
- Thermostat control per unit, or shared controls in older layouts.
- Responsibility for maintenance (filters, FCU servicing, valve issues). If the lease says “tenant maintains AC”, that might include costly work.
For context on Empower’s scale in the emirate, see the Empower Integrated Annual Report 2024, which outlines its role in district cooling across major developments. It won’t replace reading your building’s actual tariff and customer terms, but it helps explain why cooling is treated as a utility in its own right.
The lease questions we’d put in writing (so there are no surprises later)
Verbal answers don’t help when the keys are handed over and the cooling account is still not active. These are the questions worth putting into email, the offer letter, or special lease clauses.
1) “What’s included in rent, and what’s billed separately?”
Ask this for DEWA, cooling, chiller charges, and any building management fees. In some serviced offices, utilities are bundled, but there can be fair-usage limits.
2) “Are there any building service charges we pay as tenant?”
In some buildings, common area charges or cooling-related charges are passed on. We should ask for the schedule and frequency.
3) “Can the landlord confirm there are no outstanding utility dues?”
Get a written statement. If possible, request proof of clearance for the previous tenant’s accounts.
4) “What is the move-in condition for utilities?”
We should define what “handover ready” means. For example: electricity and water activated, cooling operational, and all meters accessible.
5) “Do we need NOCs for signage, fit-out, or load changes?”
Many areas (including parts of DIFC, Downtown Dubai, JLT, and free zones like DMCC) can require approvals. Delays here can push back opening day.
6) “What happens if cooling is interrupted?”
For businesses like clinics, salons, or food outlets, downtime is lost income. Clarify who to call (building management vs provider), and whether service-level terms exist.
A good lease doesn’t just define the rent, it defines the operating reality.
A calm move-in starts before the signature
When we treat DEWA, Empower, and district cooling as part of our lease negotiation, we protect cash flow and timelines. The goal is simple: clear responsibility, clear metering, and written proof that services can be activated without drama.
If we’re building visibility for a new office, shop, or service business in any emirate, it also helps to be easy to find once the doors open. Add your business to UAEThrive for free here: get your UAE business discovered for free.
