Key takeaways
- A landlord can only claim for damage beyond normal wear and tear. Large wall holes, broken tiles and deep burns qualify.
- Timestamped photos and a signed move-in report are the strongest proof at the RDC.
- Landlords can deduct proven repair costs, unpaid rent and unpaid utility bills from the security deposit, then refund the balance.
- Article 25(1) lets a landlord seek early eviction for wilful or grossly negligent damage. The RDC makes the final decision.
- RDC fees are generally 3.5% of the annual rent, with a minimum of around AED 500.
What counts as tenant damage in Dubai?
Landlords can only claim for damage beyond normal wear and tear. That line decides most disputes.
Normal wear and tear
Ordinary use ages a home, and the landlord covers that cost. Examples include:
- Faded paint and minor scuffs
- Small nail holes
- Worn carpets and floors
- Loose handles from daily use
Tenant-caused damage
The tenant pays for harm that goes past normal use. Examples include:
- Large holes in walls
- Broken doors, tiles or fixtures
- Deep stains and burns
- Changes made without approval
Negligence counts too. So does damage caused by family members or guests. These tenant responsibilities sit in the tenancy contract and Dubai law.
At the end of the lease, the tenant must return the property in the condition received. Ordinary wear and tear, and events beyond the tenant's control, are the exceptions. If both sides disagree, the RDC rules on it.
What should a landlord do first when a tenant damages property?
Start with proof. A claim without records is hard to win at the RDC.
Inspect and document the damage
Photos and video
Take timestamped photos and videos of every damaged area. Capture wide shots and close-ups.
Repair quotes
Written quotes from a professional contractor show the real cost of the repair.
Move-in records
Compare the damage against the signed move-in checklist and its dated photos. A property inspection at handover makes the before-and-after gap easy to prove. Keep every message you exchange with the tenant.
Tell the tenant in writing
Send the details by email, WhatsApp or formal letter. Share the photos and quotes, and suggest a fair fix. Many cases end here, with the tenant agreeing to pay. Record every reply.
How can a landlord recover the repair costs?
Deduct from the security deposit
The deposit is the first source of payment. A landlord can deduct proven repair costs beyond wear and tear. Unpaid rent and unpaid utility bills linked to the property also qualify.
Refund whatever remains. Keep deductions within the rules on security deposit deductions in Dubai and attach proof for each one. Overclaiming without proof lets the tenant challenge you at the RDC.
Claim the difference
If the damage costs more than the deposit, ask the tenant in writing to pay the balance. A legal or warning notice strengthens your position. State the amount, attach the evidence and set a clear deadline.
When can a landlord evict a tenant for damage?
A landlord may seek eviction before the lease ends in serious cases. It is never automatic, and proof is essential.
What Article 25(1) says
Article 25(1) lets a landlord seek early eviction where the tenant:
- Makes changes that endanger the property's safety and cannot be reversed
- Damages the property wilfully or through gross negligence
- Allows others to cause that damage
The same rule covers a tenant who uses the unit for a different purpose than the lease states. It also covers breaches of planning and construction regulations. A landlord can seek eviction for condemned property too, backed by a Dubai Municipality technical report.
How to serve notice
Send written notice through a notary public or registered mail. The RDC then decides the case. Check the steps for a valid eviction notice in Dubai before you send anything.
How does a landlord file a damage claim at the RDC?
The RDC has exclusive jurisdiction over most landlord-tenant disputes. That covers damage claims, deposit disputes and evictions. Landlords can file a rental dispute case online at rdc.gov.ae, in person, or through the Dubai REST app.
Documents you need
Contract and identity papers
Bring an Ejari-registered tenancy contract. Add your Emirates ID or commercial licence details.
Evidence and records
Attach photos, repair quotes, written notices and tenant messages. Include any records that support the amount you claim.
Fees and what happens next
Fees are generally 3.5% of the annual rent, or of the claimed amount for money claims. The minimum is around AED 500, and maximums are capped. Cases often start with conciliation. Decisions are binding and enforceable.
How can landlords prevent damage disputes?
Most damage disputes come down to missing records. Good systems fix that before a problem starts.
Use a property manager
A property manager handles inspections, tenant messages and evidence for you. Keyper's property management team keeps dated inspection records and deals with tenants directly. Your proof is ready if a dispute starts.
Keep records in one place
Keyper's property management software stores contracts, photos and notices together. Tenant screening software helps you check applicants before you sign. Also check whether your property insurance in Dubai policy covers accidental damage.
FAQs
Can a landlord keep the whole security deposit for damage in Dubai?
Only if proven repair costs beyond wear and tear reach that amount. The landlord can also deduct unpaid rent and utility bills. Any remaining balance goes back to the tenant.
Can a landlord evict a tenant for damaging the property in Dubai?
Yes, under Article 25(1), for wilful damage, gross negligence or changes that make the property unsafe. The landlord must serve written notice and prove the damage. The RDC makes the final decision.
How much does it cost to file a claim at the RDC?
Fees are generally 3.5% of the annual rent or the claimed amount. The minimum is around AED 500, and maximums are capped. Check the RDC website for the current figure before you file.
Damage claims succeed on records, not on frustration. Start documenting at move-in, keep every message and claim only what you can prove. Landlords who want inspections and evidence handled from day one can speak to Keyper's property management team.
