Moving out of a Dubai rental is mostly paperwork and proof. The law itself is short on this topic: Articles 20, 21 and 23 of Law No. 26 of 2007 cover the deposit, the handover condition and improvements. The rest comes down to your contract and good records. Use this checklist from the day you decide to leave until the deposit is back in your account.
1. Give notice the way your contract requires
Law 26 of 2007 does not set a general move-out notice period for a tenant leaving at the end of the term. What it does say matters on both sides of the date: if either party wants to change the contract terms at renewal, they must notify the other at least 90 days before expiry unless agreed otherwise (Article 14), and if you stay on after expiry without the landlord objecting, the contract renews automatically for the same term or one year, whichever is shorter (Article 6).
So read your contract for the agreed notice clause, then send written notice (email plus a signed letter is sensible) well before expiry. Keep proof of when it was sent.
More detail: Dubai tenancy notice period rules and Article 6.
2. Know the handover standard (Article 21)
On expiry, the tenant must surrender possession in the same condition they received it at the start of the contract, except for ordinary wear and tear or damage due to reasons beyond the tenant's control. That is the legal yardstick for any deduction.
- Ordinary wear and tear: light scuffs, faded paint from sun, minor marks from normal living.
- Not wear and tear: holes from removed shelves left unrepaired, broken fittings, burns, pet damage, missing items.
- Beyond your control: for example damage from a building leak that was not your fault.
During the tenancy you must also maintain the property as an ordinary person would maintain their own (Article 19), so neglected cleaning or ignored small repairs can count against you.
Who fixes what during the lease is covered in our maintenance responsibilities guide. Full wording: Article 21.
3. Leasehold improvements stay (Article 23)
Unless you and the landlord agreed otherwise, you may not remove leasehold improvements you made when you vacate. If you want to take something, such as built-in wardrobes you paid for, get written agreement before you install or before you leave. Remember that any changes needed the landlord's permission in the first place (Article 19).
4. Final utilities: DEWA and district cooling
Request the final reading and settle your DEWA account in your name, and do the same with your district cooling provider and any gas, internet or TV accounts. The law places fees due to government entities for using the property on the tenant unless the contract says otherwise (Article 22), so keep the clearance or final-bill receipts as proof. Landlords commonly ask for these before releasing the deposit.
Step-by-step: DEWA move-in and move-out for tenants.
5. Cancel the Ejari
Every tenancy contract in Dubai must be registered with RERA (Article 4), and the registration should be closed when you leave so it does not block your next Ejari.
How to do it: Ejari cancellation in Dubai.
6. Move-out day checklist
7. If the deposit or condition is disputed
Article 20 requires the landlord to refund the deposit or its remainder on expiry, and Article 21 says a dispute about the handover condition goes to the Tribunal. In practice, negotiate first with your photos and receipts, then file at the Rental Disputes Centre if needed. The law does not fix a refund deadline in days, so rely on your contract and act promptly.
See Article 20, and our guide to Rental Disputes Centre deadlines and appeals. Quick question? Try Ask Dubai Tenancy Law.
This guide summarises the official English translation of Law No. 26 of 2007 as amended by Law No. 33 of 2008; the Arabic text prevails. For a live dispute, get advice from a lawyer or the Rental Disputes Centre.