# Getting Your Security Deposit Back in Dubai: Rules and Tactics

Canonical: https://jobxdubai.com/knowledge-hub/housing/dubai-security-deposit-rules
Category: Housing & Real Estate
Updated: 2026-07-30
Source: JobXDubai Knowledge Hub

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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

1. **Photograph and video everything** on handover day: walls, floors, appliances, AC vents, bathroom fittings, balcony. Get timestamps and back the files up.
2. **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.
3. **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](/knowledge-hub/housing/ejari-registration-guide-dubai) if you have not registered yet.
4. **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](/knowledge-hub/housing/renting-first-apartment-dubai-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

1. **Give notice per your contract**, usually 90 days before expiry if you are not renewing.
2. **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](/knowledge-hub/housing/dewa-setup-guide-dubai). Settle chiller, gas and internet accounts too.
3. **Deep clean and repair small damage yourself.** Filling nail holes costs you AED 50 in materials; the landlord's contractor will bill AED 500.
4. **Do a joint inspection** and get any agreed deductions in writing on the spot. Photograph the unit again as you hand over the keys.
5. **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:

1. **Formal written demand** with your evidence attached and a 14-day deadline.
2. **Involve the agent** if one manages the property; agencies value their RERA licence.
3. **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](/knowledge-hub/housing/dubai-tenant-landlord-rights).

## 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](/knowledge-hub/housing/uae-tenant-screening-credit-score-renting).

## Further reading

- [Tenant and landlord rights in Dubai](/knowledge-hub/housing/dubai-tenant-landlord-rights)
- [Renting your first apartment in Dubai](/knowledge-hub/housing/renting-first-apartment-dubai-guide)
- [Tenant screening and your credit score](/knowledge-hub/housing/uae-tenant-screening-credit-score-renting)
- [DEWA setup: connecting power and water](/knowledge-hub/housing/dewa-setup-guide-dubai)

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