Dubai Landlord Refusing to Return Your Security Deposit? Here's What to Do

You've handed back the keys, had the property inspected, and now your landlord is either silent, disputing deductions you don't agree with, or flatly refusing to return your deposit. It's one of the most common frustrations for tenants in Dubai — and one of the most misunderstood areas of the law.

Here's a practical guide to how deposits work, what landlords can and typically cannot deduct, and the steps to take if you're being shortchanged.

What Is the Security Deposit in Dubai?

A security deposit is a sum paid at the start of your tenancy to protect the landlord against damage or unpaid bills. In Dubai, the widely accepted market standard is:

• Unfurnished property: around 5% of annual rent
• Furnished property: around 10% of annual rent

These figures are common practice rather than a fixed legal requirement under Dubai tenancy law (Law No. 26 of 2007, amended by Law No. 33 of 2008), which simply permits a deposit to be taken to cover legitimate damages or unpaid amounts. So on an AED 80,000 annual rent, you'd typically pay AED 4,000 for an unfurnished apartment, or AED 8,000 furnished.

The deposit should be returned at the end of your tenancy minus only legitimate, documented deductions.

What Can a Landlord Deduct?

Landlords can generally deduct for the following, provided they have supporting evidence:

• Property damage beyond normal wear and tear — broken fixtures, holes in walls, badly stained carpets, smashed tiles
• Unpaid utility bills — outstanding DEWA charges or other service dues that are contractually the tenant's responsibility
• Unpaid rent — any rental arrears at the time of vacating
• Early termination costs — where the contract includes a specific penalty clause and proper notice was not given

The key concept is damage beyond normal wear and tear. Dubai law recognises this distinction, though it is not precisely defined — which means many deposit disputes come down to interpretation and evidence. Deductions for normal ageing, routine repainting after long-term occupancy, or standard end-of-tenancy cleaning are frequently challenged and often not upheld at the Rental Disputes Centre when a landlord cannot produce evidence of damage beyond ordinary use.

Deductions That Are Commonly Disputed

The following types of deductions are regularly contested by tenants and frequently not upheld when challenged — particularly without clear photographic evidence and invoices:

• Repainting attributed to normal fading or minor marks from everyday living
• Routine end-of-tenancy cleaning where the property was left in reasonable condition
• General wear on fixtures, fittings, or flooring from ordinary use over time
• Repairs that were arguably the landlord's maintenance responsibility during the tenancy
• Vague or undocumented claims with no supporting invoices or photographs

If a landlord cannot provide a written, itemised breakdown of deductions with supporting documentation, those claims are much harder to sustain at the RDC. That said, landlords can attempt any deduction — the question is whether it would survive a formal challenge.

How Long Does a Landlord Have to Return the Deposit?

Dubai law does not specify a fixed timeframe for deposit return. In practice, the widely accepted expectation is return within a few weeks of handing back the keys and completing the property inspection, once any legitimate deductions are agreed. Significant delays without explanation or documentation of a genuine dispute are worth following up on in writing.

One important note: you cannot use your security deposit as your final month's rent. The deposit and rent are separate obligations under the contract.

Step-by-Step: How to Push Back

Step 1 — Document everything before you leave

Before handing back the keys, do a full walkthrough with your phone camera. Photograph every room, every wall, every fixture. If possible, do this jointly with your landlord or property manager and ask them to sign a move-out condition report. This documentation is your strongest asset if a dispute arises.

Step 2 — Make a written demand

Send a formal written request for your deposit — by email or WhatsApp (both are admissible as evidence in Dubai). State the amount, the date you vacated, and request the deposit be returned or a full itemised breakdown of any deductions provided. Keep a record of everything.

Step 3 — File a complaint with RERA

If your landlord doesn't respond or refuses to engage, your first formal step is to file a complaint with RERA via the Dubai REST app or the Dubai Land Department website. RERA will attempt mediation between both parties. Many disputes are resolved at this stage without needing to go further.

Step 4 — Escalate to the Rental Disputes Centre (RDC)

If mediation fails, you can file a formal case with the Rental Disputes Centre — a specialised judicial body within the Dubai Land Department. You do not need a lawyer to file, though legal representation is worth considering for larger amounts.

Filing fees are generally around 3.5% of your annual rent, subject to minimum and maximum thresholds. If your case is upheld, the RDC may order the landlord to cover your filing costs. Straightforward cases can resolve relatively quickly; more complex disputes take longer. Check the RDC's current fee schedule on the Dubai Land Department website as these figures are periodically updated.

Step 5 — Appeal if necessary

Either party can appeal an RDC judgment, typically within 15 days of notification. An appeal usually requires a financial deposit or bank guarantee as security. Your RDC case officer can confirm the current requirements at the time of filing.

What You Need to File a Claim

When filing at the RDC, bring or upload the following:

• Your tenancy contract — it must be Ejari-registered, without which you have no formal standing
• Emirates ID
• Receipt or proof of deposit payment
• Move-in and move-out photographs
• All written communication with your landlord (emails, WhatsApp messages)
• Any inspection reports or condition checklists

Important: if your tenancy contract is not registered with Ejari, you cannot file a dispute with the RDC. Ejari registration is a legal requirement. If your landlord refused to register, you can raise this separately with RERA.

Practical Tips to Protect Yourself

• Do a joint move-in inspection and photograph the property thoroughly on day one. This is your baseline evidence.
• Get everything in writing. Verbal agreements about the deposit or deductions are very hard to enforce.
• Keep your Ejari certificate. Without it, you cannot file an RDC case.
• Clear your DEWA bills before leaving. Obtain a final clearance certificate so there's no dispute over outstanding utilities.
• Understand what normal wear and tear means. Minor marks, small nail holes, faded paint after years of occupancy — a landlord can attempt to charge for these, but such claims are regularly challenged and often not upheld without clear evidence of damage beyond ordinary use.

The BidMyJob Connection

One of the most common reasons landlords make deductions is the condition of the property at handover — cleaning, painting, and minor repairs. Getting the property professionally cleaned and any snags fixed before the inspection is often money well spent. Not sure what end of tenancy cleaning should cost? Read our Dubai end of tenancy cleaning price guide to know what's fair before you book anyone.

On BidMyJob, you can post a job and get quotes from cleaning, painting, and handyman professionals in your area — often within hours. A AED 300 deep clean could save you a much larger deduction dispute.

Get quotes for end-of-tenancy cleaning and repairs on BidMyJob →

This article is for general informational purposes only and does not constitute legal advice. Laws and procedures change — always verify current rules with the Dubai Land Department or a qualified legal professional licensed in the UAE before taking action.