Security Deposit Refund in Dubai: What Landlords Can (and Cannot) Deduct
Get your 5% security deposit back in full — what counts as fair wear and tear, how to fight unfair deductions, and the RDSC path if they refuse.
Your security deposit in Dubai is typically 5% of the annual rent for unfurnished units and 10% for furnished — often between AED 5,000 and AED 30,000. Getting it back in full is a legal right unless the landlord can prove specific damage beyond fair wear and tear. This guide is the exact framework used in RDSC hearings.
- 5% (unfurnished) or 10% (furnished) of annual rent is the standard Dubai deposit.
- Repainting and standard cleaning are NOT valid deductions.
- Photo evidence at move-in and move-out is the single most decisive factor in disputes.
- 30 days is the reasonable refund benchmark; beyond that, escalate.
- RDSC filing fees are 3.5% of the disputed amount; deposit-only cases resolve within ~30 days.
What landlords CAN legally deduct
- Repairs to specific damage documented in a signed handover form (broken tiles, damaged appliances, wall dents).
- Unpaid DEWA / chiller bills as of the move-out date.
- Missing or unreturned keys, access cards, and remote controls (at replacement cost).
- Deep cleaning ONLY if the flat was returned in visibly poor condition — not standard.
- Contractually agreed exit fees (professional AC coil cleaning, oven deep clean).
What landlords CANNOT deduct
- Repainting — considered fair wear and tear after 12+ months.
- Standard end-of-tenancy cleaning (unless Ejari explicitly requires paid clean).
- Depreciation of appliances or fittings from normal use.
- The annual service charge (always the owner's, per Dubai law).
- Any damage that wasn't in the signed handover inventory.
The 30-day refund benchmark
Dubai law doesn't set a fixed refund deadline, but RDSC precedent treats 30 days from clean handover as the reasonable norm. Landlords who withhold beyond that without written justification lose the presumption of good faith in a dispute.
Building your evidence pack
- Dated move-in inventory photos of every room.
- Move-out photos taken side-by-side against move-in shots.
- Ejari, deposit receipt, and bank transfer proof.
- DEWA nil-balance receipt and chiller clearance letter.
- All WhatsApp / email correspondence with the landlord.
Escalating to the RDSC
If the landlord doesn't refund within 30 days without written justification, file a case at the Rental Dispute Settlement Centre. Filing fee is 3.5% of the disputed amount (min AED 500, max AED 20,000). RDSC hearings typically resolve within 30 days for deposit-only disputes.
Frequently asked questions
How much is the security deposit in Dubai?
Standard practice is 5% of annual rent for unfurnished apartments and 10% for furnished. It's paid via cheque or bank transfer at move-in.
How long does the landlord have to refund my deposit?
There is no statutory deadline, but RDSC precedent treats 30 days from clean handover as reasonable. Beyond that, the landlord must provide written justification.
Can the landlord charge me for repainting?
No — general repainting is considered fair wear and tear after 12+ months of tenancy. The landlord can only charge for damage-specific repairs like wall dents or excessive scuff marks.
What if there's damage from before I moved in?
If it's not in the signed handover inventory, it cannot be deducted. This is why the move-in photos and signed inventory are non-negotiable.
How do I file a deposit dispute at the RDSC?
File online at dubailand.gov.ae/RDSC with your Ejari, deposit receipt, handover form, and photo evidence. Filing fee is 3.5% of the disputed amount (min AED 500).
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