A security deposit is one of the first payments many tenants make when renting a home in Dubai, and one of the last financial details to settle when moving out. Most disputes are not about the existence of a deposit but about the property’s condition, the deductions claimed and the evidence available to both sides.
A simple move-in record and an organised move-out process can prevent many disagreements. Here is how Dubai tenants and landlords can approach the refund fairly.
What does Dubai law say about security deposits?
>Article 20 of Dubai’s Law No. 26 of 2007 permits a landlord to take a security deposit to ensure the maintenance of the property at the end of the lease. It also requires the landlord to refund the deposit, or the remaining balance, when the tenancy ends.
Article 21 addresses the condition in which a property should be returned. The tenant must surrender it in the condition received, with exceptions for ordinary wear and tear and damage beyond the tenant’s control. Disputes about the property’s condition can be referred to the competent rental dispute forum.
These provisions make the starting condition, agreed tenancy terms and supporting evidence central to a fair settlement. A landlord cannot reasonably treat every sign of normal use as tenant-caused damage.
Before move-in: create a condition record
Tenants should not wait until the final week of the lease to think about the deposit. At handover, photograph and video every room, including floors, walls, doors, appliances, sanitary fittings, balconies and outdoor areas. Record pre-existing defects in writing and send them to the landlord or managing agent promptly.
For furnished homes, ask for an inventory describing the items provided and their initial condition. Keep copies of the lease, addenda, receipts and messages approving any alterations. Landlords should retain the same records and acknowledge the condition report.
This is not about assigning blame. It establishes a shared starting point against which the property can later be assessed.
Four to six weeks before moving out
Read your tenancy contract for renewal, notice and handover requirements. Schedule a preliminary discussion with the landlord or agent so you know whether professional cleaning, repainting or specific reinstatement works are required under the agreement. Do not assume that a request automatically represents a lawful deduction; ask how it relates to the contract and the property’s actual condition.
If possible, request a preliminary inspection. It can identify issues that are cheaper and easier to address before the final handover. Keep receipts and photographs for any approved works you undertake.
On moving day: document the property carefully
Remove personal belongings and rubbish, leave access items ready for handover, and take a final set of dated photographs and videos after cleaning. Pay special attention to areas where disputes frequently arise: kitchen equipment, sanitary fixtures, paintwork, flooring, air-conditioning and any furniture included with the property.
Where practical, complete a signed check-out form noting meter readings, keys, access cards, defects and the agreed next steps. Provide a forwarding email and bank details for the refund. The handover document should not contain a statement that you accept unknown future deductions.
Normal wear and tear versus damage
Ordinary wear and tear generally refers to deterioration resulting from reasonable everyday use over time. Examples might include slight fading or light marks consistent with normal occupation. Damage beyond ordinary use might include a broken appliance caused by misuse, a missing inventory item or a significant unapproved alteration.
There is no substitute for examining the facts. Age, maintenance history, the original condition of the item, contract terms and causation all matter. A landlord should not simply deduct the price of an entirely new replacement for every older item without a defensible basis.
Deposit deduction examples: what evidence helps?
| Situation | Useful evidence | Practical question |
|---|---|---|
| Marks on a wall | Move-in/move-out photographs, tenancy terms | Is this ordinary use or excess damage? |
| Broken appliance | Check-in inventory, maintenance report, repair quote | Was it already worn or faulty? |
| Missing furniture | Signed inventory and dated photographs | Was it included at handover? |
| Cleaning charge | Condition photos, cleaning requirements and invoice | Is the service required and the cost reasonable? |
| Unapproved alterations | Written approvals, before/after photos | Was reinstatement agreed and properly documented? |
These are examples, not automatic legal outcomes. Dubai tenancy law expressly distinguishes ordinary wear and tear from damage and recognises the importance of a fair assessment of the property’s condition.
What deductions can a landlord make?
Deductions may be justified where they relate to the tenant’s obligations and are supported by evidence. Examples could include repair of tenant-caused damage beyond normal wear, replacement of missing furnished items or agreed reinstatement works. Any deduction should be explained and supported by an itemised statement, quotations, invoices, photographs or other relevant documents.
A security deposit is not automatically the same thing as the final rent payment. Neither party should unilaterally apply the deposit to a different obligation without a lawful or agreed basis.
Is there a fixed number of days for the refund?
The law sets out the obligation to return the deposit or remainder upon the expiry of the lease but does not itself create a universal 7-, 14- or 30-day refund deadline for every tenancy in the wording of Article 20. Check the lease for any agreed process and timeline, and ask the landlord for a written settlement statement promptly after handover.
If the amount is disputed, avoid relying on blanket internet claims about automatic deductions or guaranteed payment dates. Seek a documented explanation and, where needed, formal advice.
What if the landlord refuses to refund it?
Start with a calm written request setting out the tenancy dates, handover date, deposit amount and bank details. Attach your move-in and move-out photos, condition report and relevant messages. Ask for an itemised explanation of proposed deductions.
If the matter remains unresolved, the >Dubai Rental Disputes Center (RDC) provides services for dispute resolution, including an amicable-settlement route. Check the RDC’s current service criteria, required documents and fees before filing a claim.
Ejari, DEWA and access cards: close the tenancy properly
At the end of the lease, confirm the meter reading and utility-account steps, obtain evidence of final payments where appropriate, and agree who will handle the Ejari cancellation. The >Dubai Land Department’s Ejari service guidance explains that the process and required approval depend on whether the tenancy is active, has expired and whether a management company is involved. It also notes that a separate cancellation certificate is not issued.
Keep an agreed list of returned keys, cards, parking tags and remote controls. These small handover records often prevent disagreements that are disproportionate to their value. Houzon’s landlord leasing guide covers the wider letting process.
Landlord checklist for a smoother refund
Owners can reduce disputes by conducting a documented move-in inspection, recording inventory condition, defining responsibilities in the lease, responding to maintenance requests promptly and conducting a fair move-out inspection. Where there are legitimate deductions, provide the evidence and refund the undisputed balance without unnecessary delay.
If your property changes ownership during a tenancy, make sure the deposit is clearly accounted for in the transfer documentation. DLD guidance says the new owner assumes relevant landlord responsibilities.
Sample wording for requesting a refund
Subject: Security deposit settlement for [property/unit]
Thank you for completing the handover on [date]. Please confirm the deposit amount held, any proposed deductions with supporting photographs or invoices, and the expected refund date for the undisputed balance. I have attached the signed check-out record and payment details for reference.
Communicate in writing and keep the tone factual. If the parties cannot agree, obtain case-specific advice and consult the relevant rental-dispute process rather than making assumptions about recovery or statutory deadlines.
Frequently asked questions
Is the deposit always 5% of the annual rent?
There are common market practices, but deposit amounts depend on the tenancy arrangement. Review your actual contract rather than assuming a universal statutory percentage.
Can the landlord charge for repainting?
It depends on the lease, the original condition, whether the work is needed because of damage beyond ordinary wear, and the evidence. The charge should not be assumed automatic.
Should tenants cancel Ejari at move-out?
Check the applicable Ejari cancellation process as part of closing the tenancy, and coordinate the required steps with the landlord or authorised representative.
Who handles a disputed deposit?
The Dubai Rental Disputes Center can address qualifying tenancy disputes. Try documented communication first and review its current procedure if that fails.
Related guides
- Apartment hunting in Dubai: a renter’s checklist
- How to get a move-in permit in Dubai
- Most budget-friendly areas to rent in Dubai
- Renting vs buying in Dubai: which makes more financial sense?
A good handover protects everyone
Clear records, realistic expectations and timely communication make moving out easier for tenants and owners alike. Houzon’s property management team runs documented check-in and check-out inspections for landlords, and our leasing team can help tenants find their next home to rent.
Speak with Houzon about rental handovers and leasing.
Sources and further reading
- >Dubai Law No. 26 of 2007, Articles 20-21
- >DLD guidance – Ejari cancellation
- >Dubai Land Department – tenancy FAQs
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