The security deposit is often the biggest point of dispute between Dubai landlords and tenants. Knowing exactly how much should be paid, what can legally be deducted, and how to ensure you get it back is essential knowledge for anyone renting in Dubai.
How Much is the Security Deposit in Dubai?
RERA sets the maximum security deposit at:
- 5% of the annual rent for unfurnished properties
- 10% of the annual rent for furnished properties
A landlord cannot legally demand a security deposit higher than these amounts. If a landlord asks for more, this exceeds the legal maximum and you can challenge it. The deposit amount must be stated clearly in the DLD Unified Tenancy Contract.
When Must the Landlord Return the Deposit?
Dubai tenancy law does not specify an exact number of days for the landlord to return the security deposit. The law states it must be returned within a 'reasonable period' after the tenancy ends. In practice, most landlords return deposits within 2 to 4 weeks of the tenant vacating and handing over the keys.
To protect yourself, get a written acknowledgement from the landlord on the day you hand back the keys confirming receipt of the keys and the agreed condition of the property. This creates a clear reference point for the deposit return timeline.
What Can a Landlord Deduct From the Deposit?
A landlord can only make deductions from the security deposit for damage that goes beyond normal wear and tear. Legitimate deductions include:
- Broken tiles, cracked glass, or damaged fixtures caused by the tenant
- Holes in walls larger than minor nail holes
- Broken doors, handles, or locks caused by misuse
- Stains, burns, or significant damage to carpets or flooring
- Broken or damaged appliances caused by misuse
- Deep cleaning costs if the property is returned in a significantly dirty condition
- Unauthorised alterations or modifications to the property
What a Landlord Cannot Deduct
Normal wear and tear from regular use of the property is the tenant's right and cannot be charged. A landlord cannot deduct for:
- Minor scuffs or marks on walls from normal daily use
- Faded paint from sunlight exposure over time
- Small nail holes from picture frames
- General ageing of fixtures, fittings, and appliances
- Carpet wear from normal foot traffic
- Repainting the entire property if it was already old paint when you moved in
If a landlord tries to deduct for normal wear and tear, you have strong grounds to dispute this at the Rental Dispute Settlement Centre.
How to Protect Yourself: Document Everything
The single most important thing you can do to protect your deposit is to document the property condition thoroughly at the start and end of your tenancy.
What to Do if the Landlord Refuses to Return the Deposit
If your landlord refuses to return your security deposit without good reason, or makes excessive deductions that you dispute:
- Send a formal written demand for the deposit return with a 7-day deadline
- If no response, file a case at the Dubai Rental Dispute Settlement Centre (dubailand.gov.ae)
- Upload your evidence: move-in and move-out photos, Ejari certificate, and tenancy contract
- The filing fee is 3.5% of the annual rent (minimum AED 500)
- The Centre typically rules on deposit disputes within 30–60 days
- If you win, the landlord must return the deposit and may be ordered to pay your filing fees