The tenancy ends, the keys go back — and then the deposit conversation begins, which is where more Dubai tenancies turn sour than at any other moment.
Quick answer: In Dubai, the landlord must return the security deposit refund at the end of the tenancy, less lawful deductions for damage beyond fair wear and tear and unpaid amounts. The law sets no fixed refund deadline — timing follows the contract or agreement, with 14–30 days common practice. Deductions must be justifiable; disputes go to the Rental Dispute Center.
Here's what can lawfully be deducted, what can't, and what to do when the refund stalls.
The deposit itself: what's normal in Dubai
Convention, not statute: 5% of annual rent for unfurnished units and 10% for furnished — held by the landlord or their management company for the tenancy's duration. The obligation to refund comes from Law No. 26 of 2007; the practical mechanics (how much, when, against what conditions) live in your tenancy contract, which is why the contract's deposit clause deserves a careful read before signing, not after moving out.
What can be deducted — and what can't
| Lawful deductions | Not deductible |
|---|---|
| Damage beyond fair wear and tear (broken fixtures, holes, burns, stains from misuse) | Normal wear: minor scuffs, faded paint, worn carpet from ordinary living |
| Unpaid rent or agreed charges | Repainting/deep cleaning as a blanket "standard charge" with no damage shown |
| Missing items from a furnished inventory | Upgrades or refurbishment the landlord wanted anyway |
| Unpaid utility amounts where agreed in the contract | Costs with no receipt, quote or evidence behind them |
The line that decides most disputes is fair wear and tear: a home lived in normally for a year will show it, and that showing is the landlord's cost of doing business, not the tenant's bill. Deductions stick when they're specific, evidenced, and priced — an itemised list with photos and receipts, not a round number.
The evidence rule decides everything
Deposit disputes are almost never about the law — they're about proof. The move-in condition report (with photos, signed by both sides) against the move-out inspection is the entire case. Tenants: if no move-in report exists, make your own on day one — dated photos of every room, sent to the landlord in writing. Landlords and managers: an inspection record at both ends of every tenancy is what turns deposit conversations from arguments into arithmetic — it's the same move-out discipline that pairs with cancelling the Ejari the day the keys return.
When the refund doesn't come
Escalate in order — each step resolves most of what reaches it:
- Written request with your forwarding details and a deadline (keep it civil and dated — it becomes evidence).
- The management company, if one runs the building — many "missing" refunds are simply unprocessed.
- The Rental Dispute Center (RDC) at Dubai Land Department — the formal route. Filing costs 3.5% of the annual rent (minimum and maximum caps apply), which itself motivates settlement of smaller amounts before filing; see dubailand.gov.ae for current procedures.
Frequently asked questions
Q1. How long does a landlord have to return a deposit in Dubai?
No statutory deadline exists — the contract governs, and 14–30 days after handover is common practice. A landlord who's silent past 30 days with no itemised deduction list is the signal to start the escalation ladder.
Q2. Can a landlord deduct for repainting in Dubai?
Only where painting damage goes beyond fair wear and tear — a year of ordinary living that leaves minor marks is the landlord's cost. A blanket "repainting charge" applied to every departing tenant, without evidenced damage, is the most commonly challenged deduction at the RDC.
Q3. Is the deposit refundable if I break the lease early?
Early termination is governed by your contract's exit clause (often around two months' rent as a penalty) — that's a separate matter from the deposit, which still can't absorb charges beyond damage and unpaid amounts unless the contract lawfully says otherwise.
The bottom line
Dubai deposit refunds run on two things: what the contract says, and what the evidence shows. Read the clause before signing, document the property at both ends, and if a lawful refund stalls — the escalation ladder exists, and it works.
This article is for general information, not legal advice. Tenancy deposits fall under Law No. 26 of 2007 (as amended), with disputes heard by the Rental Dispute Center — see dubailand.gov.ae and the Dubai Legislation portal. Confirm current requirements before acting.
.svg)
.svg)
.svg)
