The security deposit dispute is the most common tenancy conflict in Dubai — and one of the most winnable, because the law puts the burden of justifying deductions on the landlord. Here is how to protect your deposit before you move out, and how to recover it if the landlord won’t pay.
What the Deposit Is — and Isn’t
The deposit (typically 5% of annual rent for unfurnished, 10% for furnished) secures the landlord against damage beyond normal wear and tear and against unpaid obligations. It is not an extra month of income, not a renovation fund, and not compensation for ordinary ageing of the property.
Lawful vs Unlawful Deductions
- Lawful: broken fixtures, holes and damage from misuse, unpaid utility bills you owed, unauthorized alterations left in place.
- Unlawful: repainting after years of ordinary occupancy, worn carpets in walkways, faded curtains, ageing AC — the ordinary effects of living, which are the landlord’s cost.
Protect Yourself Before Handover
- Document move-in condition — dated photos and a written snag list shared with the landlord at the start of the tenancy.
- Repeat at move-out: photograph every room after cleaning, take meter readings, keep the final bills.
- Do a joint walkthrough and get a signed handover form if possible.
- Request the refund in writing with a deadline — WhatsApp or email creates the record you will rely on.
If the Landlord Won’t Pay
File at the Rental Dispute Center. Deposit cases are inexpensive relative to the amounts (fee is a percentage of annual rent) and usually resolve quickly — often at mediation, because landlords know the burden of proof sits with them. The RDC can order the refund plus, in appropriate cases, costs.
See our step-by-step guide to filing an RDC case and our real estate and tenancy lawyers page.
Frequently Asked Questions
How long does a landlord have to return a deposit in Dubai?
No statute fixes an exact number of days; the obligation is to refund without unjustified delay once the property is returned in proper condition. In practice, demand a date in writing — and if weeks pass without payment or evidence of lawful deductions, the RDC route is open.
Can the landlord deduct repainting from my deposit?
Only where repainting is needed beyond normal wear and tear — heavy staining, unauthorized colours, damage. After a multi-year tenancy, ordinary repainting is generally the landlord’s own refurbishment cost.
What evidence wins deposit cases?
Move-in and move-out photos, the signed handover form, correspondence showing your refund request, and the absence of any itemized, evidenced deduction list from the landlord. The landlord must justify deductions with receipts and quotations — not assertions.
Is it worth filing for a small deposit?
Usually yes: filing costs scale with rent, deposit cases are fast, and mediation resolves many without a hearing. The written demand alone recovers a good share once the landlord sees you know the process.
Can the landlord keep my deposit because I left before the contract ended?
Early exit consequences are governed by the contract’s termination clause — often a fixed penalty. The deposit can be applied to sums genuinely due under that clause, but not doubled up as an extra penalty on top.
Free case assessment: call +971 4 427 0845 or message us on WhatsApp.