Key takeaways
- A security deposit in Dubai is usually 5% of annual rent for unfurnished homes and 10% for furnished ones.
- Article 20 of Law No. 26 of 2007 requires landlords to refund your deposit once the tenancy ends.
- Landlords can only deduct for real damage or unpaid bills, never for normal wear and tear.
- Tenants can file a case with the Rental Dispute Centre if a landlord refuses to pay the deposit back.
- Dated move-in and move-out photos are the strongest evidence in any deposit dispute.
How to get your security deposit back in Dubai
Getting your security deposit back starts with the property itself. Return it in the same condition you received it, allowing for normal wear and tear. Settle every outstanding bill before you hand over the keys.
Once the unit is empty and the bills are clear, request your refund in writing. Include your Emirates ID, your bank details and the date you vacated. Most landlords return the deposit within two to four weeks of a clean handover.
What can landlords deduct from your security deposit
Landlords can only deduct for two things: real damage beyond normal wear and tear, and unpaid rent or bills.
Deductions landlords can make
- Damage beyond normal wear and tear, proven with photos or repair invoices
- Unpaid rent, DEWA bills or other amounts stated in your contract
- The cost to repair, not upgrade, something you damaged
Deductions landlords cannot make
- Normal wear and tear, such as faded paint or worn carpets
- Damage that was already there when you moved in
- Routine cleaning or repainting after an ordinary tenancy
The burden of proof sits with the landlord, not with you. The line between damage and what landlords can legally deduct decides who wins a deposit dispute.
How to protect your deposit before you move out
Good documentation is the single biggest factor in getting a full refund.
At move-in
Do a full inspection on day one. Take dated photos of every room, wall and appliance, including anything already damaged. Share them with your landlord by email so there is a timestamp on record. A move-in checklist makes sure you do not miss a room.
During the tenancy
Report maintenance problems in writing, not just by phone. Keep copies of every message and receipt. Pay your rent and utility bills on time, since a missed DEWA payment can count against you later. Make sure your tenancy stays registered under Ejari throughout the lease.
At move-out
Give proper notice as your contract requires. Arrange a joint inspection with your landlord or agent, and bring your move-in photos to compare. A rental handover checklist helps you cover every room and fixture. Settle every bill and close the DEWA account you opened when you moved in.
Landlords who manage several units often use property management software to store these records automatically. Keyper is one of the platforms built for this job, keeping photos, deposit amounts and handover dates in one place.
How to request your refund in writing
Once the unit is empty and every bill is settled, email your landlord or agent. Include the contract details, the deposit amount, the date you vacated and your IBAN. Keep a copy of this message and any reply. Most refunds land within two to four weeks after a clean handover, though the law sets no fixed deadline.
What to do if your landlord withholds your deposit
Sometimes a landlord delays the refund or invents deductions that do not hold up. If a landlord refuses to return your deposit, you have two clear paths forward. Try to resolve it directly first, since most cases settle without a formal dispute.
Send a formal written demand
Email your landlord and, where possible, send a copy by registered post. State the law, the contract dates, the deposit amount and your deadline, usually 7–14 days. Say clearly that you will escalate to the Rental Dispute Centre if nothing happens. Keep proof that the message was delivered.
File a case with the Rental Dispute Centre
If the deadline passes, you can file a case with the Rental Dispute Centre. The RDC sits under the Dubai Land Department and specialises in tenant and landlord disputes. You can file online through the RDC website, the Dubai REST app or a trustee centre.
Documents you need
- Your Ejari-registered tenancy contract
- Proof that you paid the deposit
- Your Emirates ID and bank details
- Move-in and move-out photos
- Final DEWA clearance and any written correspondence
Filing fees and timeline
The filing fee is usually 3.5% of the claimed amount, with a minimum of AED 500. Most deposit disputes are resolved within a few weeks to two months. If you win, the RDC can order the landlord to repay your fee as well.
FAQs
How long does a landlord have to return a security deposit in Dubai?
Dubai's rental law does not set a fixed number of days for the refund. In practice, most landlords return it within two to four weeks after a clean handover. If it drags on much longer than that, you can send a formal demand.
Can a landlord deduct for repainting when I move out?
No, not if the paint is simply faded from normal use over the years. Repainting after an ordinary tenancy is treated as routine upkeep, not tenant damage. A landlord can only charge for repainting caused by real damage you caused.
What happens if my landlord refuses to give my security deposit back?
Send a written demand first, stating the amount owed and a clear deadline. If your landlord still refuses, file a case with the Rental Dispute Centre. Most deposit cases there resolve within a few weeks.
Most Dubai security deposit refunds go smoothly once the paperwork is in order. Keep your photos, your receipts and your written requests, and you put yourself in a strong position from day one. If a dispute still happens, the Rental Dispute Centre exists exactly for cases like yours.
.jpg)
