Deposit Deduction Dispute Letter
When a landlord returns only part of the security deposit with a deduction schedule, tenants have the right to formally challenge specific deductions. This example letter targets common invalid deductions — repainting normal walls and charging for appliance wear — and demonstrates how to frame the legal challenge.
Scenario
Scenario: After a 3-year tenancy in Business Bay, the landlord has returned AED 4,000 of a AED 7,000 deposit, deducting AED 2,000 for 'repainting (scuffs on walls)' and AED 1,000 for 'AC cleaning.' The move-in report confirms the walls were in standard condition (not freshly painted) at the start. The AC was serviced as part of regular maintenance during the tenancy.
The Example
Demand Letters
[Your Full Name] [Your Address / Email] [Date] [Landlord Full Name] [Landlord Email] RE: FORMAL DISPUTE OF DEPOSIT DEDUCTIONS Property: [Unit Number, Building, Business Bay] Ejari Contract No.: [XXXX-XXXX-XXXX] Tenancy Period: [Start Date] – [End Date: 3 years] Total Deposit: AED 7,000 Amount Returned: AED 4,000 Disputed Deductions: AED 3,000 Dear [Landlord Name], I write to formally dispute the deductions made from my security deposit as detailed in your communication of [date]. DEDUCTION 1 — AED 2,000: "Repainting (scuffs on walls)" This deduction is not valid and must be returned. The move-in handover report (copy attached) confirms the walls were in standard condition at the commencement of the tenancy — not freshly painted. After a 3-year residential tenancy, minor scuffs and surface marks on walls constitute normal wear and tear. Under the principles applied by the RDSC and the UAE Civil Code, a landlord cannot charge a tenant for the natural aging of paintwork that results from normal residential use over a multi-year tenancy. I have attached photos of the walls at move-out confirming the condition is consistent with normal use for this tenancy period. DEDUCTION 2 — AED 1,000: "AC Cleaning" This deduction is not substantiated and must be returned. No evidence has been provided that the AC system was left in an abnormally dirty condition due to tenant use. I carried out routine annual AC filter cleaning as per standard tenant maintenance practice. You have not provided an AC technician's report confirming abnormal blockage or contamination attributable to me. Without such evidence, this deduction has no valid basis. Please provide the invoice and technician report within 7 days if you intend to sustain this charge. SUMMARY: I request the return of AED 3,000 (Two Thousand Dirhams for repainting + One Thousand Dirhams for AC cleaning) within 7 days of this letter. If you do not return these amounts or provide adequate evidence supporting these specific deductions within 7 days, I will file a case at the RDSC. The RDSC will assess the evidence for each deduction individually, and deductions that are unsupported by invoices and evidence of damage beyond fair wear and tear will be rejected. I will also seek recovery of my RDSC filing costs. Yours faithfully, [Your Full Name] [Emirates ID Number] Enclosures: – Move-in handover report – Move-out photos dated [date] – Annual AC filter cleaning receipt [if available]
Why This Works
The letter addresses each deduction separately with its own analysis. This is important — it prevents the landlord from treating the total AED 3,000 as a single block and instead forces them to justify each individual charge.
The wear-and-tear argument for repainting is bolstered by two pieces of evidence: the move-in report (showing walls were not freshly painted) and the 3-year tenancy duration. Both factors are relevant to the RDSC's assessment of wear-and-tear reasonableness.
Demanding the AC technician's report is strategically smart. If the landlord cannot produce a report showing abnormal contamination, they have no basis for the charge. The letter shifts the burden of proof back to the landlord.
Specifying that the RDSC assesses deductions individually — and that unsupported deductions are rejected — is factually accurate and educates the landlord about the consequences of proceeding with an unsustainable claim.
Key Elements
- Each deduction addressed individually with its own legal basis
- Move-in handover report used to establish baseline condition
- Tenancy duration cited to contextualise wear-and-tear standard
- Demand for technician report on the AC deduction
- 7-day deadline for response or evidence
- RDSC action threatened if not resolved
Frequently Asked Questions
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