You get your security deposit back in Dubai by leaving the property in the condition you received it, settling DEWA and any damage fairly, and having a documented handover — photos, meter readings and a signed note. Most deposits are 5% of annual rent for unfurnished homes and 10% for furnished, and disputes usually come down to evidence, not arguments.
Quick facts
- Deposit size: Typically 5% of annual rent unfurnished, 10% furnished
- Time needed: Prepare from move-in day; handover inspection takes 30-60 minutes
- Where it happens: At the property with landlord or agent, then bank transfer for the refund
- Key protection: Dated move-in and move-out photos plus written handover
Step-by-step: handover steps that protect you
- Start on move-in day. Photograph every room, wall mark, appliance and meter. Email the set to your landlord or agent the same day so the timestamp is shared. Note pre-existing damage in writing.
- Give proper notice. Check your contract for the notice period — commonly 60-90 days if you are not renewing — and give it in writing by email so there is a record.
- Fix the small things. Fill tiny nail holes if your contract expects it, replace blown bulbs, deep-clean, and service the AC if the contract puts that on you. Keep invoices; they cost less than deductions.
- Book a joint inspection. Walk through with the landlord or agent before your last day if possible. Agree any deductions on the spot and write them down.
- Close utilities in order. Request the DEWA final bill for your move-out date, settle district cooling and internet, and photograph final meter readings during handover.
- Hand over all keys and cards. Return every key, access card and remote, count them in the handover note, and get it signed by both sides with the date and time.
- Agree the refund in writing. Confirm the amount, any agreed deduction with its invoice, and the transfer date — commonly within 14-30 days after final bills clear. Follow up politely in writing if it slips.
What landlords can and cannot deduct
Fair deductions are for damage beyond normal wear and tear, unpaid rent or bills, missing items in a furnished home, and cleaning or repainting if you left the property in a clearly worse state than move-in photos show. Normal scuffs from living, minor fading and small marks from a year of ordinary use are wear and tear. If a landlord wants to repaint the whole apartment for a few marks, ask for the contractor invoice and compare it with your move-in photos. Keep the conversation factual and in writing.
Costs to expect at move-out
A professional deep clean in Dubai typically costs around AED 300-800 for an apartment, more for a villa — check current quotes from licensed cleaning companies. Minor repainting for a studio or one-bedroom often falls around AED 500-1,500 if you arrange it yourself. Arranging work yourself with invoices is usually cheaper than accepting a landlord’s deduction, which may include management time. Your DEWA deposit — typically around AED 2,000 for an apartment and AED 4,000 for a villa — is separate from the rental deposit and comes back from DEWA after the final bill; check the DEWA app for current deposit amounts.
Common mistakes to avoid
No move-in photos. Without them you cannot prove a stain or crack was already there. This is the single biggest reason deposits are lost.
Verbal handover. If it is not written and signed, it did not happen. Even a short email summary sent right after the walk-through helps.
Leaving belongings behind. Anything left can be billed as removal. Clear everything, including balcony storage and parking items.
Stopping communication. Going silent makes landlords defensive. A calm, documented trail gets money back faster than threats, and if you do need the Rental Dispute Centre, that trail becomes your evidence.
If the deposit does not come back
Send a final written request with your handover note, final DEWA bill and a deadline. If the landlord refuses without invoices or keeps an unreasonable amount, you can file at the Rental Dispute Centre (RDC). Keep expectations realistic: fair damage should be paid for, but blanket “we always keep half” policies with no evidence do not hold up when you have photos and receipts.
FAQ
How long should a deposit refund take in Dubai?
There is no single fixed deadline in every contract, but 14-30 days after handover and final bills is common practice. Check your contract wording and chase in writing after that window.
Can the landlord deduct for repainting automatically?
No. Deductions should reflect actual condition versus move-in evidence. Ask for invoices and your move-in photos comparison before accepting a full repaint charge.
What if my agent holds the deposit, not the landlord?
Your claim is still under the tenancy contract. Write to both agent and landlord, include the handover proof, and escalate to RERA about the agent or the RDC about the money if needed.
