Under Dubai’s tenancy law, your landlord must return your security deposit when the lease ends, after deducting only amounts that are legally justified and backed by evidence.
To get it back: return the property in good condition, clear your final bills, hand over the keys against a written receipt, and ask for the refund in writing. If the landlord refuses or delays without a valid reason, you can send a formal demand and, if needed, file a claim at the Rental Disputes Centre.
Security deposit disputes are among the most common rental problems in Dubai. Landlords deduct for ordinary wear, delay payment for months, or stop replying.
This guide explains your rights, what to do at each stage, and how to claim the money if you have to.
Can A Landlord Deduct Money From Your Security Deposit In Dubai?
Yes, but not every maintenance or repair cost is the tenant’s responsibility. Here’s What the law says;
- Article 20: A deposit may be collected by a landlord as a form of security against property damage. Once the tenancy ends, any money not required to cover justified deductions must be paid back to the tenant.
- Article 21: Tenants must hand over the property in substantially the same condition as when they received it, allowing for ordinary deterioration through use and damage beyond their control.
- Article 16: Unless the tenancy agreement provides otherwise, the landlord is generally responsible for maintenance and repairs necessary for the property’s intended use. These expenses should not automatically be passed on to the tenant through deposit deductions.
Here are some common examples:
| Changes From Everyday Use | Damage That May Be Chargeable |
|---|---|
| Paint losing its original colour over time | Large holes or substantial damage to walls |
| Light surface marks from regular occupation | Broken doors or fittings caused by misuse |
| Floors showing signs of age | Burns or deep scratches caused by the tenant |
| Appliances deteriorating through normal operation | Damage resulting from incorrect handling |
Each situation depends on the tenancy agreement, property condition and available evidence.
Can A Landlord Deduct Repainting Costs?
Repainting is a common reason for security deposit disputes in Dubai.
A landlord should not automatically charge a tenant for repainting simply because the property needs refreshing after normal occupation. However, significant wall damage or unauthorised alterations may justify a deduction.
If your landlord charges for repainting, ask for photographs, an itemised breakdown and an explanation of why the work is your responsibility.
How To Get Your Security Deposit Back In Dubai
Follow these measures before and after you move out.
1. Check Your Tenancy Agreement
Review the deposit amount, move-out conditions, maintenance responsibilities and any agreed refund period.
Keep a copy of your tenancy agreement and Ejari.
2. Take Photos Before Leaving
Photograph the walls, flooring, kitchen, bathrooms, appliances and other fixtures.
If you have photographs from when you moved in, compare them with the property’s current condition. This can help you challenge deductions for pre-existing damage.
3. Complete the Property Handover
- Arrange a final inspection with the landlord or property manager.
- Return the keys and access cards, settle outstanding utility bills and obtain written confirmation of the handover.
- Avoid signing a document accepting deductions you have not reviewed or agreed to.
4. Request Your Refund in Writing
Once the handover is complete, contact your landlord by email or message and request repayment of the deposit. Save their response and any further correspondence. If you communicate through WhatsApp, keep a record of the full conversation.
What Actions Should You Take If Your Landlord Does Not Want To Return The Security Deposit?
If your landlord delays the refund, stops responding or deducts money without a clear reason:
- Request supporting documents: Ask the landlord to explain each charge and share relevant photographs or repair invoices.
- Identify disputed amounts: Point out the charges you disagree with and provide any evidence supporting your position.
- Make a formal demand: Specify how much remains unpaid and request settlement within a reasonable timeframe.
- Explore the RDC procedure: If direct communication does not resolve the issue, check which claim process applies to your situation.
Do not rely only on phone conversations. Written communication will be useful if you need to take further action.
How To File A Security Deposit Claim In Dubai
Dubai’s Rental Disputes Centre (RDC) handles qualifying rental disputes, including security deposit recovery.
Its official guidance identifies a Writ of Payment as a possible route for recovering a rental security deposit.
For this procedure, you generally need to notify the landlord through a notary public or registered mail and allow five days after notification before filing. The suitability of a Payment Writ depends on the nature of your claim.
Prepare these documents:
- Tenancy agreement and Ejari.
- Proof of security deposit payment.
- Property handover confirmation.
- Move-in and move-out photographs.
- Refund requests and landlord responses.
- Details of disputed deductions.
- Required identification and formal notification documents.
Documents submitted for a Payment Writ must be in Arabic or legally translated into Arabic.
You may evaluate the procedure using the official – Rental Disputes Centre website
How Much Does Filing A Claim Cost?
According to the RDC’s published Payment Writ fee schedule:
| Fee | Amount |
|---|---|
| Registration fee | 3.5% of the amount claimed |
| Minimum registration fee | AED 500 |
| Maximum registration fee | AED 15,000 |
| Process service | AED 100 |
| Combined charges for knowledge and innovation | AED 20 |
Additional charges may apply. Check the current fees before filing.
How Long Does A Landlord Have To Return The Deposit?
Dubai tenancy law requires the refundable amount to be returned when the rental agreement ends. However, Article 20 does not establish a standard refund period measured in a specific number of days.
Your rental agreement may provide a timeframe, so review its deposit-related terms.
If you have already vacated the property and completed the required formalities, ask the landlord to provide a payment date. Where the delay continues without a reasonable explanation,consider the available recovery options.
Special Situations
- Your deposit was paid in cash or collected by an agent. Locate any receipt or acknowledgment of payment. If none is available, gather messages, payment records and other evidence showing that the money was received. Where an agency collected the deposit, confirm who is responsible for returning it.
- The property was sold. Find out who now holds the deposit by checking your contract, the Ejari record and the transfer details. Raise it in writing with both the new owner and the previous landlord.
- You’re leaving early. Early departure doesn’t automatically let the landlord keep the whole deposit. A deduction may be justified where your contract contains an applicable early termination charge. Agree on the financial arrangements in writing before leaving.
- You don’t have move-in photos. You can still pursue your refund. Maintenance complaints, inspection reports, messages and photographs taken during or at the end of the tenancy may help establish the property’s condition.
The landlord is abroad or not replying. Keep messaging in writing, send a formal demand, and consider an RDC claim instead of waiting.
Mistakes To Avoid
- Withholding your last rent cheque against the deposit. Unpaid rent may create a separate claim.
- Leaving without a handover record or move-out photos.
- Relying on verbal promises about the refund.
- Forgetting to settle DEWA and applicable cooling bills.
- Handing over keys without written acknowledgement.
- Delaying action without checking any applicable legal deadlines.
FAQ
Only where there is a valid basis for retaining the full amount. The landlord cannot automatically keep the deposit simply because the tenancy has ended.
Do not assume your security deposit can replace rent. Unless an appropriate arrangement has been agreed, withholding rent may create a separate dispute.
Close your DEWA account, settle the final bill and request your remaining deposit through the official DEWA website or app.
Not every deposit dispute requires court representation. You can seek legal consultation to review the deductions, understand your rights and identify the appropriate recovery procedure.
Need Help Recovering Your Security Deposit In Dubai?
If your landlord is withholding your deposit or making deductions you believe are unreasonable, start by reviewing your tenancy agreement, handover records and supporting evidence.
Alaa ElHoushy Legal Consultancy provides legal consultation on property and tenancy-related matters in Dubai. Our team can help you understand your legal position and the options available for addressing a security deposit dispute.
