At the end of a tenancy in Dubai, the most common argument is not about rent. It is about the security deposit. A landlord may keep part of it for cleaning, repainting or repairs, while the tenant feels the charges are for normal use. Understanding fair wear and tear versus actual damage, and keeping evidence from move-in, makes this much easier.
What the Deposit Is For
A tenancy security deposit is usually held to cover unpaid bills, unpaid rent and the cost of putting right damage beyond normal use, if the contract allows it. It is not meant to fund a full upgrade of the property for the next tenant. The amount is stated in your tenancy contract and Ejari registration. As a general guide, deposits are often around 5 percent of annual rent for unfurnished property and higher for furnished property, but check your own contract, as the agreed figure is what matters.
Dubai Land Department and its Rental Disputes Settlement Centre are the official sources for tenancy rules and dispute processes in Dubai. If you are unsure about a clause, check official guidance or seek proper legal advice rather than relying on social media comments.
Fair Wear and Tear: What It Usually Means
Fair wear and tear is the gradual deterioration that happens when a home is lived in normally. It does not mean the property is returned in brand-new condition. Examples often considered normal wear, depending on length of tenancy and evidence, include:
- Light scuffs on walls and minor marks near doors and corners
- Slight fading of paint or curtains from sunlight
- Small nail holes from pictures, if the contract did not forbid them
- Light wear to flooring in high-traffic areas and minor carpet flattening
- Appliances showing normal age-related decline despite proper use
Context matters. The longer the tenancy, the harder it is to justify charging for a full repaint as if the walls should look new.
Damage: What Landlords Can More Reasonably Charge For
Damage is harm caused by misuse, neglect, accidents or unauthorised changes, beyond normal living. Examples landlords commonly deduct for, when they can prove them, include:
- Broken tiles, cracked sanitary ware, damaged doors or torn fly screens caused by force or accidents
- Large stains, burns or pet damage to carpets, sofas or curtains in a furnished home
- Holes from heavy fixings, unauthorised painting in a different colour, or removed fixtures
- Blocked drains caused by grease or unsuitable items, or air conditioning damage linked to neglected servicing if the contract made that the tenant’s duty
- Missing keys, remote controls, appliances or furniture listed on the inventory
- Deep cleaning needed because the property was left dirty, with food waste or strong smoking odours
Even for genuine damage, the charge should be reasonable and based on repair or like-for-like replacement, taking age and prior condition into account.
Evidence That Decides Most Disputes
Most deposit arguments are won or lost on evidence, not opinion. At move-in, take dated photos and video of every room, including walls, floors, appliances, bathrooms and any existing marks. Share them with the landlord or agent by email so there is a record. Do the same at move-out, ideally at a joint inspection.
Keep your Ejari certificate, contract, deposit receipt, maintenance requests, repair invoices and final utility bills. Landlords often check DEWA and other accounts are closed. Clear those promptly and keep proof.
How to Handle Deductions Calmly
Ask for a written, itemised breakdown of any deduction, with invoices for each item. A single lump sum is not enough to assess fairness. Compare each charge against your move-in photos and ask, in writing, for any wear-and-tear item to be removed.
If you cannot agree, you can seek guidance through Dubai Land Department channels and, if needed, file a case with the Rental Disputes Settlement Centre. Fees, procedures and timelines change, so check the current official requirements on the Dubai Land Department website before you apply, and consider the filing cost compared with the amount in dispute.
Protecting Your Deposit Next Time
Before signing, photograph the property, note defects on the inventory, and clarify who pays for minor maintenance, air conditioning servicing, repainting and cleaning at exit. Report problems early, and before leaving repair small issues you caused and attend the final inspection.
With clear photos, a fair reading of wear versus damage, and the official Dubai Land Department route if you need it, most tenants can resolve the matter without unnecessary stress.