Getting a security deposit back should be a straightforward part of moving out, but it can quickly become a point of dispute. Tenants may question deductions for cleaning, painting, repairs or damage, while landlords may believe those costs are justified based on the condition of the property.
Understanding how security deposit refunds in Dubai work can help both parties avoid unnecessary disagreements. This guide explains when deductions may apply, what evidence should be kept during handover, how the remaining deposit should be handled, and what options are available if a refund is delayed or withheld.
How Does a Security Deposit Refund in Dubai Work?
A landlord may collect a security deposit at the beginning of a tenancy to cover certain costs that may arise when the tenant moves out. The amount and any agreed conditions should be clearly stated in the tenancy contract, addendum, or payment receipt.
When the tenancy ends, the landlord should return the deposit or the remaining balance after any justified deductions. The tenant is expected to return the property in the condition in which it was received, allowing for normal wear and tear and damage outside the tenant's control.
When Should the Security Deposit Be Returned?
Dubai rental law requires the deposit or balance to be refunded upon expiry, but it does not specify a precise number of days. As a general practice, the security deposit is expected to be returned within 7 to 30 days.
The contract may also set a period for inspection, utility clearance and refund. If not, the tenant should complete the handover, provide payment details and request the refund in writing. Any deductions should be identified and the undisputed balance returned.
What Can a Landlord Deduct from a Security Deposit?
A deduction should reflect a supported cost, not a general charge applied to every tenant. The contract, move-in records, final inspection, and repair evidence help establish responsibility.
Possible Deduction
What Should Be Considered
Tenant-caused damage
It should exceed ordinary wear and tear and result from the tenant's actions or negligence
Missing items
The inventory should show that the furniture, appliances, keys or access cards were provided
Unauthorised alterations
Reinstatement costs may apply where the tenant changed the property without consent
Cleaning or restoration
Routine turnover should be distinguished from an excessive condition caused by the tenant
Outstanding contractual amounts
Rent, utilities or other amounts should be due under the contract and supported by records
The deposit should not be an automatic early-exit penalty. Termination charges and deposit deductions should be calculated separately under the contract or written settlement.
What is Ordinary Wear and Tear?
Ordinary wear and tear is deterioration expected from reasonable use over time. It differs from damage caused by misuse, negligence or an unauthorised change.
Minor wall marks, fading and ageing fixtures may indicate normal use, while broken fittings, large holes, burns, missing furniture or unapproved alterations may support a deduction. The item's age and original condition also matter; replacing an older item does not automatically justify charging for a new one.
How Can a Tenant Protect the Deposit Refund?
Preparation begins at move-in. Keep a clear record of the property's original condition and every payment. Before handing back the property:
Review the contract, addenda, and move-out conditions
Locate the security-deposit receipt and move-in inventory
Compare current conditions with dated move-in photographs and videos
Repair tenant-caused damage where appropriate
Settle rent, utilities and other tenant charges
Request a joint inspection and ask for any concerns to be recorded
Photograph the property after cleaning and removing personal belongings
Return all keys and access cards and obtain written proof of handover
Provide the tenant's IBAN and request the refund in writing
The deposit can replace the final rent only if the landlord agrees in writing, as rent and the security deposit serve different purposes.
What Should You Do If the Landlord Withholds the Deposit?
Ask for an itemised calculation showing the deposit, deductions and balance due, together with documents supporting disputed repair costs.
Send a written refund request:
State the deposit, handover date, amount requested and payment details.
Challenge unsupported deductions:
Compare each charge with the contract, inspection records and original condition.
Send a formal payment demand where required:
Keep proof of service and observe the applicable response period.
Select the correct RDC route:
A Payment Writ may suit an immediately due amount supported in writing. Contested deductions may require settlement or a monetary claim.
How Can You Claim the Deposit Through the RDC?
The Rental Disputes Center (RDC) identifies a Payment Writ as one recovery route. It requires written proof of a specified, immediately due debt. The landlord must first receive a payment demand through a Notary Public or registered post. The application may be filed five days after notification if payment is not made.
If the landlord disputes liability or deductions, amicable settlement or a First Instance monetary claim may be more appropriate.
RDC Charge
Amount
Basic fee
3.5% of the claimed amount, from AED 500 to AED 15,000
Process service
AED 100
Knowledge fee
AED 10
Innovation fee
AED 10
Power-of-attorney registration
AED 25, where applicable
Trustee-centre service
AED 130 plus VAT on the service fee
Translation, notice and professional-advice costs are separate. Confirm the correct service before filing, particularly for a low-value claim.
Which Documents Should You Keep?
The tenancy contract and Ejari certificate
The security-deposit receipt or payment record
Move-in and move-out records, photographs and videos
Inspection reports and repair records
Rent, utility and other payment clearances
Termination or non-renewal correspondence
Proof of key and access-card handover
The deduction statement and supporting invoices
The written refund request and proof of delivery
A bank letter or statement showing the IBAN
Important note: Documents submitted to the RDC must be in Arabic or accompanied by a legal Arabic translation.
Conclusion
A security deposit refund in Dubai depends on the contract, property condition, and evidence supporting any deductions. Ordinary wear and tear should be separated from tenant-caused damage, and the deposit should not become an automatic cleaning, repainting or early-termination charge.
For enquiries about the latest Binghatti properties, contact Binghatti property consultants on +971 800 15.
How long does a landlord have to return a security deposit in Dubai?
Dubai rental law does not state a specific deadline. Check the tenancy contract for an agreed refund period and make a documented written request; otherwise, it's expected to receive the security deposit within 7 to 30 days.
Can a landlord deduct painting costs from the deposit?
Not automatically. Routine repainting associated with ordinary use should be distinguished from excessive marks, damage or unauthorised alterations for which the tenant may be responsible.
Can a tenant use the security deposit as the final rent payment?
Only if the landlord agrees in writing. The tenant should continue meeting rental obligations because the security deposit is not automatically a substitute for rent.
Where can a tenant claim a withheld security deposit in Dubai?
The claim is handled through the Rental Disputes Center. A Payment Writ may suit a specified, immediately due amount supported by written proof; a disputed deduction may require settlement or a monetary claim.
What evidence helps with a security-deposit dispute?
Useful evidence includes the contract, Ejari, deposit receipt, move-in and move-out photographs, inventories, inspection reports, payment clearances, proof of key handover, and written correspondence about the refund.
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