Security deposit rules in Dubai: how to protect yours

Your security deposit is typically 5–10% of your annual rent — one of the largest upfront costs when renting in Dubai. Understanding the rules around what landlords can and cannot deduct, and how to ensure you get your money back, is essential for every tenant.

Standard security deposit amounts

While there is no law fixing the exact deposit amount, market practice in Dubai is well established:

What landlords can deduct from your deposit

When you vacate, your landlord can legitimately deduct from your deposit only for actual damage you caused that goes beyond fair wear and tear. Specifically:

• Damage to walls, floors, ceilings, or fixtures caused by negligence or misuse
• Broken appliances or fittings (if confirmed to be your fault)
• Unreturned keys or access cards
• Deep cleaning if the property is left in an unusually poor state
• Outstanding utility bills in your name

What landlords cannot deduct — fair wear and tear

Fair wear and tear refers to the natural deterioration of a property through normal, everyday use over time. This is the landlord's cost of ownership — not yours. Landlords cannot deduct from your deposit for:

• Minor scuffs or marks on walls from normal living
• Faded paint or wallpaper due to sunlight or age
• Worn carpets in areas of normal foot traffic
• Small nail holes from hanging pictures (within reason)
• Aging of seals, grouting, or fixtures over a long tenancy

The 30-day return rule

Under Dubai rental law, your landlord must return your security deposit — minus any legitimate deductions — within 30 days of the end of your tenancy. The 30-day clock starts from the date you hand back the keys and complete the official handover, not from the date your contract expires.

If deductions are being made, the landlord should provide an itemised list with evidence (receipts, photos) within this period. A landlord who simply refuses to return the deposit without explanation is acting illegally.

What to do if your deposit is not returned

1. 1

   Send a formal written demand to your landlord by registered mail, requesting the deposit be returned within 7 days.

2. 2

   If no response, file a case at the Rental Disputes Settlement Centre (RDSC). The filing fee is 3.5% of your annual rent (minimum AED 500).

3. 3

   Provide the RDSC with: your Ejari certificate, tenancy contract, proof of deposit payment, move-out confirmation, and any inspection reports.

4. 4

   The RDSC will hear both parties. If your claim is upheld, the landlord will be ordered to return the deposit, potentially with compensation.

The importance of move-in inspection reports

The single most effective way to protect your deposit is to conduct a thorough move-in inspection on the day you receive the keys. Walk through every room and document every existing mark, scratch, stain, or fault with photographs and a written checklist. Have your landlord or agent sign this report.

At move-out, repeat the process with the same checklist. Any damage present at move-in cannot be charged to you — and your signed inspection report is your evidence. Without a move-in report, disputes often come down to your word against the landlord's.

RentalFormz generates a comprehensive property inspection template as part of the Rental Setup process, covering all rooms, fixtures, and fittings with a photo upload function. This creates a timestamped, legally defensible record of your property's condition at move-in.