Books the auditor wants.
Rent, commission, service fees. Each invoice carries one VAT treatment and its DLD reference: rent to the tenant is exempt, the fee to the owner is rated at 5%. Funds move bank to bank between the parties, and Keyflow never holds the money.
- Property
- Marina Gate · Unit 1203Owner Yasmin Fakhouri · Agent Sara Al Tamimi
- Billed to
- The tenantRent only. The agency fee is a separate invoice to the owner.
- Rent
- AED 145,000.0012 months · residential lease · VAT exempt, so VAT is nil
- Total
- AED 145,000.00
- Collected
- 0%
09:41Ejari 0117-2026-4471 and DLD property 3410-1203 attached before anyone reads it.
Draft · rent invoice. Built from the signed tenancy
Step the invoice · it runs itself until you take over
The filing is done when the invoice is.
Rent and commission are separate documents, because their VAT treatment is not the same and one invoice carries one treatment. The rent invoice goes to the tenant and is exempt. The commission invoice goes to the owner and is standard rated at 5%. Ledger raises each with the right treatment on it, prints the agency TRN on the face, and attaches the Ejari contract number and the DLD property ID from Atlas rather than asking anyone to look them up.
At quarter end the export is already in the shape the return needs. Nobody rebuilds it in a spreadsheet the week before it is due.
Reconciled against what actually cleared.
Dubai still runs on post-dated cheques, so Ledger tracks each one to its presentation date. A reminder goes out through Connect before the date, on the channel the tenant already answers. If a cheque is returned, it is flagged the same day and the recovery flow lands on the agent who owns the tenancy, not in a monthly review three weeks later.
The money itself never passes through us. Funds move directly between the parties’ banks. Ledger matches the credit to the invoice and records the flow. Keyflow is not a payment institution and holds no client money, which is exactly why an agency can adopt it without a licensing question.
Seven years, and a page the owner can read.
Every state change is kept with the person who made it and the time it happened: drafted, issued, reminded, part-paid, settled, credited. The trail is retained for seven years, which is what a DIFC audit expects to find and what a RERA query is answered with.
The same numbers become the owner statement in Keys. Yasmin signs in with UAE PASS and sees the AED 145,000 collected from the tenant, the AED 7,612.50 fee invoice raised to her, and the AED 137,387.50 that nets them, drawn from those two invoices rather than assembled for her. When the books and the landlord read the same record, the monthly call stops being about arithmetic.
| Detail | ||||
|---|---|---|---|---|
| Addressed to the tenant | The tenant | The tenant | Whoever it names | Whoever it names |
| VAT on the document | Exempt · nil | None · refundable | 5%, when applied | 5%, where it applies |
| Raised from the tenancy, not by hand | One per cheque | Once, on day one | Drafted from a won deal | Raised by hand |
| Issued by the nightly sweep | Up to 8 days ahead | On the start date | A person issues it | A person issues it |
| Chased before the date | 7 days, 3 days, due, overdue | No reminder pass | No reminder pass | No reminder pass |
| Counts toward the owner’s payout | Collected rent | Refundable, not rent | Netted off at 5% | Outside the position |
Rent invoices are generated from the signed tenancy, one per cheque, dated across the term. Residential rent is exempt, so the VAT on the document is nil, and rent is the only variant the owner’s payout position counts.
A deposit invoice is raised once, on day one of a new term, to the same tenant. It is refundable rather than earned, so it never enters the owner’s position, and a renewal inherits the deposit already held instead of raising a second one.
The agency fee is its own document, addressed to the owner and rated at 5%. Winning a deal in Arc drafts it at zero for finance to price first, and a zero-total invoice cannot be issued.
Service fees, and anything the other variants do not cover, are raised by hand against a payer in your agency and, optionally, a property, with the 5% applied on the invoice where it belongs. No sweep issues them and no sweep chases them.
Rent invoices are generated from the signed tenancy, one per cheque, dated across the term. Residential rent is exempt, so the VAT on the document is nil, and rent is the only variant the owner’s payout position counts.
What the owner actually receives.
Set a year’s rent and how many cheques it comes in. The figures below are the same arithmetic Ledger runs on the books, not an illustration of it. The default is the tenancy the rest of this page bills: Marina Gate Unit 1203, two cheques, AED 145,000 a year.
2 cheques of AED 72,500.00.
Funds move bank to bank between the tenant, the owner and your agency. Keyflow never holds the money: Ledger records the transfer and the bank reference after you have made it.
On AED 145,000.00 collected over 2 cheques, the fee is AED 7,250.00, VAT on the fee is AED 362.50, and the owner receives AED 137,387.50.
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