How to Get Your Security Deposit Back in Dubai: The Complete Guide

Getting your security deposit back in Dubai can be stressful, especially when landlords try to make unfair deductions. This guide covers everything you need to do to protect your deposit and recover it in full.

Your legal right to the deposit

Under UAE Law No. 26 of 2007, landlords must return your security deposit within 30 days of the tenancy ending. Deductions are only allowed for documented damage beyond normal wear and tear—and the burden of proof is on the landlord.

This means if your landlord wants to keep any portion of your deposit, they must provide:

• Photos or documentation of the specific damage
• Proof the damage wasn't present when you moved in
• Evidence that the damage exceeds normal wear and tear
• Itemized costs for repairs

Before moving in: Protect yourself from the start

The best time to protect your deposit is before you even move in:

During your tenancy: Maintain the property

To ensure you get your full deposit back:

• Report maintenance issues promptly — in writing, so you have documentation that problems weren't your fault
• Keep receipts for any repairs you make yourself
• Don't make unauthorized modifications — always get written permission for any changes
• Document everything — keep copies of all correspondence with your landlord

Before moving out: The 30-day countdown

Start preparing at least 30 days before your move-out date:

30 days before

• Notify your landlord of your move-out date in writing
• Request information about the inspection process
• Start documenting the current condition of the property

14 days before

• Begin deep cleaning the apartment
• Fix any minor damage you caused (nail holes, etc.)
• Schedule utility disconnections (DEWA, Empower, internet)

7 days before

• Take comprehensive dated photos/videos of every room
• Get your DEWA final bill and request a clearance letter
• Request the move-out inspection date from your landlord

The move-out inspection

This is the most important moment for your deposit. Here's how to handle it:

• Be present — never let the inspection happen without you
• Bring your move-in photos to compare against current condition
• Take your own photos during the inspection
• Don't sign anything you disagree with — you can note objections
• Get a copy of the inspection report before you leave

What counts as "normal wear and tear"?

Landlords cannot deduct for normal wear and tear. This includes:

• Faded or slightly worn paint after years of tenancy
• Minor scuff marks on walls
• Worn carpet in high-traffic areas
• Faded curtains from sunlight
• Minor scratches on floors from normal furniture use
• Worn door handles or light switches

Damage that CAN be deducted includes:

• Large holes in walls
• Broken appliances due to misuse
• Severe stains that require replacement
• Unauthorized modifications
• Missing fixtures or items from the inventory

If your landlord won't return the deposit

If 30 days have passed and your landlord hasn't returned your deposit (or has made unfair deductions), here's what to do:

1. Send a formal demand letter — in writing, stating the amount owed and giving a deadline (7-14 days)
2. Gather your evidence — move-in photos, move-out photos, correspondence, contract, payment receipts
3. File at RDSC — the Rental Disputes Settlement Centre handles these cases and typically rules in tenant's favor when landlords can't prove damage