Last reviewed 24 October 2026. Checked against the text of Law No. 26 of 2007 as amended by Law No. 33 of 2008, Decree No. 26 of 2013 establishing the Rental Disputes Centre, and the Dubai Land Department's published FAQ. Sources are listed at the end.
Key Takeaways
- Article 20 of Dubai's tenancy law lets a landlord take a security deposit to secure maintenance at the end of the lease, on the condition that the landlord refunds the deposit, or what remains of it, when the lease expires.
- Article 21 requires the tenant to return the property in the condition received, except for ordinary wear and tear or damage beyond the tenant's control. Any dispute goes to the Rental Disputes Centre.
- There is no statutory deposit amount and no fixed number of days for the refund in Dubai, though Article 20 makes it due at expiry. The 5 percent (unfurnished) and 10 percent (furnished) figures and the "30 days" you see quoted are market practice.
- The Dubai Land Department's FAQ says comprehensive cleaning and painting at move-out is typically the owner's responsibility, not a deduction from your deposit.
- A deposit claim at the RDC is a money claim: the fee is 3.5 percent of the amount claimed, minimum AED 500, capped at AED 15,000. Half is refunded if the case settles at conciliation.
What Does Dubai Law Say About Your Security Deposit?
The legal way to get a refund of your security deposit in Dubai starts with two short articles of Law No. 26 of 2007, as amended by Law No. 33 of 2008. Article 20 says the landlord may obtain a security deposit to ensure maintenance of the property on expiry, provided that the landlord undertakes to refund the deposit, or the remainder of it, when the lease expires. Article 21 says the tenant must hand the property back in the condition received, except for ordinary wear and tear or damage beyond the tenant's control. Any dispute goes to the tribunal, today the Rental Disputes Centre (RDC).
The Dubai Land Department's FAQ puts the same rule in plain words: at the conclusion of the lease the tenant has the right to reclaim the security deposit, provided the property is returned in the condition it was received. The landlord must return the deposit, or any remaining portion. It adds that comprehensive interior cleaning and painting at move-out is typically the owner's responsibility.
Two things the law does not say. It sets no deposit amount: the 5 percent of annual rent for unfurnished homes and 10 percent for furnished homes that most contracts use is market practice, described as such by Property Finder's 2026 deposit guide and by Leaders Advocates. On the Downtown Dubai average registered rent of AED 178,691 for July to September 2026, published on Keyper's data platform, that practice puts an unfurnished deposit at AED 8,935. And it sets no refund deadline: "within 30 days" is the figure landlords and agents commonly work to, and many contracts write in their own period, but the statute says only "upon the expiry of the Lease Contract". If you pay your rent monthly through Keyper, the deposit is split across the first three monthly payments rather than paid as one lump sum.
What Can a Landlord Deduct From a Security Deposit in Dubai?
The deposit secures maintenance at the end of the lease. It is not a general fund for the landlord's costs.
| Deduction | Allowed? | Basis |
|---|---|---|
| Ordinary wear and tear (faded paint, minor scuffs, worn carpet from normal use) | No | Article 21 excludes ordinary wear and tear; DLD FAQ |
| Comprehensive interior cleaning and repainting at move-out | Typically no | DLD FAQ: typically the owner's responsibility |
| Damage beyond wear and tear caused by the tenant (holes, broken fittings, stains) | Yes, with evidence | Article 21; Leaders Advocates: photos and repair invoices needed |
| Unpaid rent or unpaid DEWA and other utility bills | Yes, for the amount owed | Leaders Advocates, July 2026 |
| A charge the contract specifically provides for, such as an agreed early termination fee | Yes, if written in the contract | Leaders Advocates, July 2026 |
| Damage due to reasons beyond the tenant's control | No | Article 21 |
Sources: Law No. 26 of 2007, Articles 20 and 21; Dubai Land Department FAQ; Leaders Advocates on Mondaq, 22 July 2026. Whether a given mark is wear and tear or damage is a question of fact that the RDC decides on the evidence.
Every deduction needs a breakdown and proof: dated photographs, a move-in report to compare against, and invoices. For a tenant, the same documents are the defence. Which deductions are fair is decided item by item.
How Do I Get My Security Deposit Back From the Landlord? Step by Step
Step 1: Protect the deposit before you hand back the keys
Most deposit disputes are won or lost at handover. Walk through with the landlord or property manager, photograph every room with the date visible, and compare against the move-in report. Ask for written confirmation of the condition, even a WhatsApp message. Settle the final DEWA bill and keep the receipt, since an unpaid utility balance is one of the few deductions that holds up. Cancel Ejari once the contract has ended, because the next tenant cannot register until it is done. The full list is in the handover checklist.
Step 2: Send a written demand
If nothing arrives after handover, put the claim in one document. State the tenancy end date, the deposit amount, the date you handed over, and your request for a full refund under Article 20 of Law No. 26 of 2007. Ask for an evidenced breakdown of any deduction, and set a deadline. The law fixes no period for a deposit demand, so choose a reasonable one and say what follows: a claim at the RDC. Send it by email and by registered mail or through a Notary Public so that delivery is provable.
If the landlord replies with deductions, answer each one in writing against your handover photographs and the table above.
Step 3: File a money claim at the Rental Disputes Centre
If the deadline passes, register the case online through the RDC website, the Dubai REST app or a Real Estate Services Trustee Centre. The filing requirements list the latest Ejari-registered contract, your Emirates ID, and a bank letter or statement showing your IBAN. Add the documents that support the claim: proof of the deposit payment, the handover photographs, the final DEWA receipt and the correspondence. Filing runs through the RDC portal.
Renting with a registered Ejari and paying monthly go together
Keyper pays your landlord the year's rent upfront, you pay Keyper in 12 monthly card payments, and the security deposit is split across the first three. Zero upfront cost.
See how Rent Now, Pay Monthly worksWhat Does a Deposit Case at the RDC Cost, and How Long Does It Take?
A deposit refund is a money claim. The Dubai Land Department's "Know Your Rights" guide puts the fee for a financial claim at 3.5 percent capped at AED 15,000, and law firm guidance adds a minimum of AED 500. On an AED 8,935 deposit, 3.5 percent is AED 311.50, so the AED 500 minimum applies. Half the filing fee is refunded if the parties settle at the conciliation stage, under Article 10 of Decree No. 26 of 2013.
The case goes first to the Mediation and Conciliation Directorate, which must try to settle it within 15 days of the parties' first appearance. A settlement there has the force of a writ of execution. If there is no settlement, a First Instance tribunal hears the claim, and Gulf News reports that the framework provides for a decision within 30 days of referral. Under Article 17(a) of the Decree, judgments on claims below AED 100,000 are final, which covers almost every residential deposit.
Can I Claim My Deposit if the Contract Is Not Registered With Ejari?
The RDC's filing requirements list a copy of the latest Ejari-registered tenancy contract. Leaders Advocates note that without registration you may need to prove the tenancy separately, which adds time and cost. The RDC still has exclusive jurisdiction over rent disputes in Dubai, so the claim does not move to another court. If your tenancy is still running and the contract is not registered, register it before you vacate. Without it, you have no registered contract to rely on.
FAQs
How do I get my security deposit back from the landlord?
Hand over with dated photographs and a settled DEWA bill, ask for written confirmation of the condition, then send a written demand citing Article 20 of Law No. 26 of 2007 with a deadline. If the landlord does not pay or justify deductions with evidence, file a money claim at the Rental Disputes Centre. The fee is 3.5 percent of the amount claimed, minimum AED 500, and half is refunded if the case settles at conciliation.
How can I protect my security deposit in Dubai?
Get the deposit amount and the refund terms written into the contract and registered in Ejari, keep proof of payment, and do a photographed move-in inspection so there is a baseline to compare against at the end. Report defects in writing during the tenancy, since Article 21 excludes damage beyond your control, and settle utility bills before handover.
Is a security deposit refundable in Dubai?
Yes. Article 20 allows the landlord to take a deposit only on the undertaking to refund it, or what remains after legitimate maintenance costs, at the expiry of the lease. Ordinary wear and tear cannot be deducted, and the DLD's FAQ says comprehensive cleaning and painting at move-out is typically the owner's cost.
What should I do if the landlord is not returning my deposit?
Send a written demand with a deadline and a request for an evidenced breakdown of any deduction. If it passes, file at the RDC with your Ejari contract, Emirates ID, IBAN letter, handover photographs and correspondence. Conciliation is attempted within 15 days of the first appearance, and judgments on claims below AED 100,000 are final.
How do I dispute a rental deposit refund?
Answer each proposed deduction in writing against your handover evidence and the law: wear and tear is excluded by Article 21, and cleaning and repainting is typically the owner's cost under the DLD FAQ. Damage, unpaid bills and charges written into the contract are the only deductions that hold up, and each needs photographs or invoices. If the landlord will not move, the RDC decides on the evidence.
Before You Hand Back the Keys
Document the handover, demand in writing, and use the RDC if the landlord does not respond. At the start of a tenancy the two decisions that matter most are whether you can split the deposit and how carefully you record the condition.
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Apply to pay rent monthlySources
- Law No. 26 of 2007 Regulating the Relationship between Landlords and Tenants in Dubai (Article 20 security deposit, Article 21 return of the property)
- Law No. 33 of 2008 Amending Law No. 26 of 2007
- Decree No. 26 of 2013 Concerning the Rent Disputes Settlement Centre (Article 6 jurisdiction, Article 10 conciliation within 15 days and half-fee refund, Article 17 finality below AED 100,000)
- Dubai Land Department: Frequently Asked Questions (right to reclaim the deposit, cleaning and painting typically the owner's responsibility)
- Dubai Land Department: Know Your Rights for Real Estate Investors in Dubai (RDC fee 3.5 percent, capped at AED 15,000 for financial claims and AED 20,000 for eviction or renewal claims)
- Leaders Advocates on Mondaq: How to Get Your Security Deposit Back From a Landlord in Dubai, 22 July 2026 (5 and 10 percent and 30 days as practice, the three deduction categories, fee minimum and maximum)
- Gulf News: Dubai rental dispute process, 28 September 2026 (channels, documents, money claims capped at AED 15,000, decision within 30 days)
- Property Finder: Rental Dispute Settlement Centre Dubai, 25 November 2024 (money claims AED 500 to AED 15,000, documents)
- Dubai Land Department: Cancel Tenancy Contract (Ejari) (the new tenant cannot register until the old contract is cancelled)
- Property Finder: How to Get Your Security Deposit Back in Dubai, 3 May 2026 (5 and 10 percent as common practice)
- Keyper data platform (Downtown Dubai average registered rent, July to September 2026, Dubai Land Department data, read 24 October 2026)
