The standard Dubai security deposit is 5% of annual rent for an unfurnished unit and 10% for a furnished one. On an AED 80,000 flat that is AED 4,000 to 8,000 of your money sitting with the landlord for a year, and whether you see it again depends less on the law than on the evidence you collected on day one.
The law is on your side: deposits are refundable, and deductions are only lawful for damage beyond fair wear and tear or for unpaid bills. The problem is proof. A landlord who claims the walls "were freshly painted" at handover wins by default if you have nothing showing otherwise.
Here is how to protect the money at every stage.
At move-in: build your evidence file
- Photograph and video everything on handover day: walls, floors, appliances, AC vents, bathroom fittings, balcony. Get timestamps and back the files up.
- Insist on a snagging or condition report signed by both sides, or email your own list to the agent and landlord within the first week. An unanswered email still proves you flagged the scratches early.
- Get the deposit in the contract, with the amount, and get a receipt if you pay in cash. The deposit should appear on your Ejari-registered contract; see the Ejari guide if you have not registered yet.
- Log any repairs during the tenancy with photos and the landlord's written approval, so a pre-existing fault is never billed to you later.
If you are still choosing a flat, our first apartment guide covers how the deposit fits into total move-in costs.
What the landlord can and cannot deduct
Lawful deductions:
- Damage beyond fair wear and tear: broken fittings, large wall damage, burns or stains, missing furniture in a furnished unit.
- Unpaid utility bills or chiller charges tied to the unit.
- Restoring unauthorised alterations, such as removing wall-mounted TVs and filling the holes if the contract requires it.
Not lawful:
- Fair wear and tear: faded paint, minor scuffs, worn carpet in walkways, small nail holes from ordinary picture hanging.
- Full repainting as a routine charge. Many landlords deduct a blanket "painting fee" of AED 1,000 to 2,500. If the contract does not require repainting and the walls show only normal wear, you can contest it, though many tenants accept a reasonable painting cost to settle quickly.
- Cleaning charges when you handed over a professionally cleaned unit. Keep the cleaning receipt.
At move-out: the handover sequence
- Give notice per your contract, usually 90 days before expiry if you are not renewing.
- Clear final bills. Close your DEWA account and keep the final-bill clearance; DEWA refunds its own deposit separately, as covered in the DEWA setup guide. Settle chiller, gas and internet accounts too.
- Deep clean and repair small damage yourself. Filling nail holes costs you AED 50 in materials; the landlord's contractor will bill AED 500.
- Do a joint inspection and get any agreed deductions in writing on the spot. Photograph the unit again as you hand over the keys.
- Return all access cards and keys and get written confirmation.
Ask for the refund timeline in writing. There is no fixed statutory deadline, so contracts and practice vary; 14 to 30 days after handover is a reasonable written target.
If the landlord will not pay
Escalate in order, keeping everything written:
- Formal written demand with your evidence attached and a 14-day deadline.
- Involve the agent if one manages the property; agencies value their RERA licence.
- File at the Rental Dispute Centre. Deposit cases are common and tenants with photo evidence usually recover most or all of the money. Filing fees are a percentage of annual rent, so for small deposits weigh the cost, but a filed case alone often produces a settlement offer. Your wider position is covered in tenant and landlord rights in Dubai.
Key takeaway
Your deposit comes back when your evidence is better than the landlord's memory: date-stamped photos at move-in, receipts during the tenancy, and a documented joint inspection at move-out. Deductions are only lawful for damage beyond fair wear and tear and unpaid bills, and the Rental Dispute Centre enforces that.
FAQ
How much is a security deposit in Dubai?
Typically 5% of annual rent for unfurnished units and 10% for furnished ones. Anything higher is negotiable and worth questioning before you sign.
How long does the landlord have to return my deposit?
There is no fixed statutory deadline, which is why you should agree a written timeline at handover. 14 to 30 days is standard practice; silence beyond that justifies a formal demand.
Can the landlord keep my deposit for repainting?
Only if the contract requires repainting or the walls show damage beyond normal wear. Faded paint and light scuffs after a year of ordinary living are fair wear and tear, not damage.
Does my rental history affect future deposits?
Indirectly, yes. Landlords increasingly screen tenants before signing, and a clean payment and dispute record helps. See our guide to tenant screening and credit checks.
