Key takeaways
- Dubai Law No. 26 of 2007, amended by Law No. 33 of 2008, governs security deposits under Articles 20 and 21.
- Unfurnished units typically require a deposit of 5% of the annual rent, while furnished units usually require 10%.
- There is no fixed legal deadline for a refund, but 30 days after move-out is the common market practice.
- Landlords can deduct for damage, unpaid rent, unpaid utility bills, or missing inventory items, but only with proof.
- Disputes over withheld deposits go to the Rental Disputes Centre (RDC), usually with a filing fee around AED 500.
What the law says about your deposit
Dubai's rental law does not set an exact deposit amount or refund date. Instead, it gives landlords and tenants a framework built around fairness and evidence.
Article 20 allows a landlord to collect a deposit so the property stays in good condition. Article 21 requires the tenant to return the unit as it was received, except for fair wear and tear. If a landlord and tenant disagree over what counts as damage, you can file a rental dispute to settle the matter.
How much should your deposit actually be
There is no strict cap written into the law, but market practice is consistent across Dubai. Unfurnished apartments and villas usually ask for 5% of the annual rent as a deposit. Furnished properties usually ask for 10%, since there is more furniture and equipment at risk of damage.
These figures should be confirmed in your tenancy contract before you sign it. If a landlord asks for far more than this, it is worth questioning why.
What a landlord can deduct from your deposit
A landlord can only deduct costs that are documented and directly tied to your tenancy. The most common valid deductions include:
- Damage beyond normal wear and tear, such as broken tiles, large wall holes, or burned flooring
- Unpaid rent or a bounced rent cheque
- Outstanding DEWA, chiller, or gas bills left in the tenant's name
- Missing items listed on a signed move-in inventory, like furniture or access cards
- Professional deep cleaning, if the unit is left genuinely dirty rather than just lived-in
- Unauthorised alterations made without the landlord's written consent
- Early termination penalties, if you left the contract early without proper notice
Each of these deductions should come with a receipt, quote, or photo. A landlord cannot simply state a number and expect you to accept it.
What a landlord cannot deduct from your deposit
Fair wear and tear is never a valid reason to withhold part of your deposit. This covers small nail holes, faded paint from sunlight, and general ageing of carpets or appliances. It also covers loose handles or minor scuffs that come from everyday living, not neglect.
A landlord also cannot deduct for damage that existed before you moved in. Routine maintenance, structural repairs, and full repainting for the next tenant are the landlord's responsibility. If there is no receipt, no photo, and no inventory record, the deduction has no legal basis.
How to protect your deposit before you move out
Most deposit disputes come down to one thing: proof. A few simple habits make a huge difference when it is time to get your money back.
- Take dated photos, or better, a video, during your move-in inspection. Sign a condition report together with your landlord.
- Repeat the same process at move-out, ideally with your landlord present.
- Settle every DEWA and chiller bill, then cancel your Ejari registration properly.
- Return every key, access card, and remote listed in your contract.
- Ask for an itemised list if any deductions are proposed, with evidence attached.
A clear rental handover checklist at move-in and move-out removes most arguments before they start. Landlords who manage several units through Keyper can keep these records digitally instead of loose paperwork.
What to do if your landlord won't return your deposit
If your landlord refuses to refund your deposit for no valid reason, you can file a case with the RDC. You will generally need a valid Ejari to open a case. Filing fees are usually a small percentage of the claim, often starting around AED 500.
Most cases move quickly, often within a few weeks. The RDC has the power to order your landlord to return any amount withheld without proper justification.
FAQs
How long does a landlord have to return a security deposit in Dubai?
Dubai's rental law does not set an exact refund deadline, only that it must happen "upon expiry" of the lease. In practice, most landlords refund the deposit within 30 days of move-out, once final bills are settled and any inspection is complete.
Can a landlord deduct for normal wear and tear in Dubai?
No. Fair wear and tear, such as faded paint or minor scuffs from everyday use, cannot be deducted from your deposit. Landlords can only deduct for damage beyond ordinary use, and they must support the claim with evidence.
What proof does a landlord need to keep part of my deposit?
A landlord needs documented proof, such as receipts, repair quotes, or photos comparing move-in and move-out condition. A signed inventory list also helps confirm whether any furniture or equipment is genuinely missing. Without this evidence, a deduction can be challenged at the RDC.
Knowing your rights around a security deposit turns a stressful move-out into a straightforward process. Keep your paperwork organised and document everything at move-in. Most disputes never need to happen at all. If you are still planning your move-in budget, it also helps to see how a security deposit fits alongside other upfront costs in a Dubai tenancy.
