Your Dubai tenancy ended, you handed over the keys, and the landlord is dragging their feet on your security deposit. This is the most common rental dispute in Dubai. Here's exactly how to get your money back — fast.
Step 1: Know the 30-day rule
Under Dubai Law No. 26 of 2007, the landlord must return your security deposit within 30 days of you vacating and returning the keys. They can deduct ONLY for damage beyond normal wear and tear, supported by receipts/invoices. Anything else is unenforceable.
Step 2: Document everything before you leave
- Photograph every room before vacating (date-stamped)
- Take photos comparing move-in vs move-out condition
- Keep all rent payment receipts and the cancelled Ejari
- Get a signed handover note from the landlord confirming you returned the keys
- Pay all DEWA, chiller, and internet bills to zero balance
Step 3: After 30 days — send a formal written demand
If the deposit hasn't been refunded by day 31 without a detailed deduction list with receipts, send a written demand. Sample text:
"Dear [Landlord], This is a formal request for the return of my security deposit (AED [amount]) which was due within 30 days of my vacate on [date]. Under Dubai Law No. 26 of 2007, this is now overdue. Please refund within 14 days or I will file a case at the RERA Rental Dispute Settlement Centre. [Your name, signature, date]"
Send by email AND registered mail. Keep delivery receipts.
Step 4: If still ignored — file at the RERA Rental Dispute Centre
- File online at dubailand.gov.ae or via the Dubai REST app
- Filing fee: 3.5% of disputed amount (minimum AED 500, maximum AED 35,000)
- Required documents: contract, Ejari, move-in/move-out photos, demand letter, communication trail
- Initial hearing scheduled within 14-30 days
- Decision typically within 30-60 days
- Losing party may be ordered to pay your filing fee back
What landlords CAN legally deduct from your deposit
- Damage to walls, floors, fixtures (beyond normal wear)
- Missing furniture or appliances (in furnished units)
- Unpaid utility bills (DEWA, chiller, etc.)
- Professional cleaning if unit is left in poor condition
- Any unpaid rent
What landlords CANNOT deduct
- Normal wear and tear (faded paint, minor scuffs, small nail holes)
- Repairs that are the landlord's structural responsibility
- Deductions without receipts or invoices as proof
- Deductions made more than 30 days after vacate
- Routine repainting between tenancies (this is the landlord's cost)
Common landlord tactics — and how to counter them
- 'Wait for the next tenant to move in' — illegal. The 30-day clock runs from your vacate, not the next tenant's move-in.
- 'It's deducted for repainting' — only deductible if YOU damaged the paint; routine repainting is the landlord's cost.
- 'I'm holding it for utility bills' — only enforceable if there are actual outstanding bills you owe.
- 'Verbal agreement that you forfeit the deposit' — unenforceable. Only written contract clauses bind you.
For the full security deposit rules including the legal caps, see our complete deposit rules guide.