Security deposits in Dubai rentals: getting yours back

A Dubai security deposit is typically 5 per cent of the annual rent for an unfurnished property and around 10 per cent for a furnished one. It is paid at the start of the tenancy and it is meant to cover damage beyond fair wear and tear, not to cover routine cleaning or the landlord's own maintenance obligations.

Most deposit disputes come down to three things, and all three are avoidable in the first week of a tenancy.

What the deposit can and cannot be used for

The deposit secures the tenant's obligations under the contract. In practice a landlord can properly deduct for:

• Damage caused by the tenant that goes beyond fair wear and tear.
• Unpaid utility bills left on the account at move out.
• Missing items from an inventory in a furnished let.
• Costs of restoring an alteration the tenant made without consent.

What it should not cover is ordinary wear from living in the property, or repairs that are the landlord's structural and major maintenance responsibility. Our note on landlord responsibilities in Dubai sets out where that line sits.

The three arguments that actually happen

There is no move in condition record

This is the big one. Without dated photographs and a signed condition report from the start of the tenancy, a deposit dispute becomes one person's word against another's, and neither side wins cleanly.

Do it on the day you get the keys. Photograph every room, every appliance, the AC vents, the inside of cupboards, any existing chips, marks or stains, and the meter readings. Email the set to the landlord or agent the same day so there is a timestamp neither side controls.

The cleaning and paint deduction

Landlords frequently deduct a standard repainting and deep clean charge. Whether that is fair depends on the tenancy length and the contract. A property returned after three years will reasonably need repainting, and if the contract says the tenant returns it freshly painted, that is a term the tenant agreed to. A blanket deduction after eight months with no contractual basis is a different matter.

Read the clause before you sign, not at move out.

Utilities and clearance

The deposit is often held until the DEWA account is closed and the final bill settled, and until the master community confirms nothing is outstanding. Close your DEWA account and get the clearance certificate before you chase the deposit, because the landlord is entitled to wait for it. Our note on DEWA, chiller and move in costs covers the account process.

Getting it back cleanly

• Give proper notice under your contract and confirm the move out date in writing.
• Book the final inspection with the landlord or agent present. Do not hand keys over and leave.
• Bring your move in photographs to the inspection.
• Settle DEWA, chiller and any community charges, and keep the clearance receipts.
• Get the deduction list in writing with supporting invoices, not a lump sum.
• Agree a date for the refund and get it in writing.

A landlord who cannot produce an invoice for a deduction is making an estimate, and an estimate is negotiable.

If the landlord will not return it

Raise it in writing with a clear breakdown of what you dispute and why, attaching your evidence. If that fails, the Rental Dispute Centre handles deposit claims alongside rent and eviction matters. You will need a registered Ejari to file. Our guide to how a Dubai rent case works explains the process, timeline and fees, and our guide to applying for Ejari covers the registration.

Be realistic about proportionality. A dispute over a few thousand dirhams may cost more in time than it recovers, which is exactly why the move in photographs matter so much.

For landlords

Holding a deposit is not free money and treating it as such is the fastest way to end up at the Rental Dispute Centre. Do a signed condition report at move in, keep the invoices for anything you deduct, and refund the balance promptly. It costs nothing and it removes an entire category of dispute.

If you would rather someone else ran the inventory, the inspection and the refund, that is part of what our property management service does. Our first year landlord checklist covers the rest of the cycle, and renewing a tenancy contract covers what happens if the tenant stays.

Frequently asked questions

How much is a security deposit in Dubai?

Typically 5 per cent of the annual rent for an unfurnished property and around 10 per cent for a furnished one. It is paid at the start of the tenancy alongside the first rent cheque, and it is held by the landlord rather than by a government scheme, which is why the move in condition record matters so much.

What can a landlord deduct from a security deposit in Dubai?

Damage beyond fair wear and tear, unpaid utility bills, missing inventory items in a furnished let, and the cost of reversing unauthorised alterations. It should not cover ordinary wear from occupation or repairs that fall under the landlord's own maintenance obligations. Ask for invoices rather than accepting a lump sum figure.

Can a landlord charge for repainting at the end of a tenancy?

It depends on the contract and the length of the tenancy. If the contract requires the tenant to return the property freshly painted, that is a term the tenant agreed to. A blanket repainting deduction after a short tenancy with no contractual basis is far weaker and worth challenging with evidence of the move in condition.

How long does a landlord have to return a deposit in Dubai?

There is no single statutory deadline, so it comes down to what the tenancy contract says and what is reasonable. In practice landlords hold the deposit until the DEWA account is closed, the final bill is settled and any community clearance is issued. Agree a refund date in writing at the final inspection.

What if my landlord refuses to return my security deposit?

Put the dispute in writing with a breakdown of what you contest and your move in evidence attached. If that does not resolve it, the Rental Dispute Centre hears deposit claims, and you will need a registered Ejari to file. Weigh the filing cost and time against the amount in dispute before committing to a case.

Do I need move in photographs to protect my deposit?

They are the single most useful thing you can do. Dated photographs of every room, appliance, cupboard interior and existing mark, emailed to the landlord or agent on the day you take the keys, turn a deposit dispute from an argument into a comparison. Without them, most disputes come down to one party's word against the other's.