How much is the security deposit on a Dubai rental?

5% of the annual rent for unfurnished properties and 10% for furnished properties. For commercial properties it is typically 5–10% but can be negotiated. Anything above these caps is unenforceable under Dubai law.

When must my landlord refund the security deposit in Dubai?

Within 30 days of the tenancy end date and you returning the keys. If the landlord fails to refund within 30 days without legitimate damage deductions, you can file a complaint with the RERA Rental Dispute Settlement Centre.

What can a landlord legally deduct from the security deposit?

Repair costs for actual damage beyond normal wear and tear, missing furniture or appliances (in furnished units), unpaid DEWA or chiller bills, professional cleaning if the unit is left in poor condition, and any unpaid rent.

What can my landlord NOT deduct from my deposit?

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, and any deductions made more than 30 days after move-out.

How do I get my security deposit back from a Dubai landlord?

Do a documented move-in inspection with photos, do a documented move-out inspection with the landlord present, hand over keys against a written receipt, send a formal refund request after 30 days if the deposit is not returned, and file at the RDC if it is still withheld.

Is my security deposit protected by Dubai law?

Yes. Dubai Law No. 26 of 2007 caps the amount, requires return within 30 days, and limits deductions to legitimate damage and unpaid bills. The RERA Rental Dispute Centre enforces these rules and routinely orders landlords to refund withheld deposits.

Security Deposit Dubai: Maximum Amount, Rules & Refund Timeline (2026)

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.

Move-in inspection

On the day you receive the keys, go through every room and photograph every wall, floor, ceiling, appliance, and fixture. Note any existing damage in writing and send this to your landlord by email on the same day. Their silence or agreement creates a record.

During tenancy

Report any maintenance issues in writing (email or WhatsApp). Keep records of all reports and the landlord's responses. If a landlord fails to fix something and it causes further damage, this creates a paper trail.

Move-out inspection

Before handing back the keys, photograph everything again in the same way you did at move-in. Compare the photos and note any damage you caused. Clean the property thoroughly and repair any minor damage yourself.

Key handover

Do this in person if possible. Ask the landlord or property manager to sign a handover document confirming the condition of the property and the date of key return.

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

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