Security Deposit Refund Demand Letter Dubai — Free Tenant Template

Quick answer

Dubai landlords must refund the security deposit within 30 days of you vacating, per Article 20 of Law 26/2007, less any documented damage. If the deadline passes without refund or a documented list of deductions, send a formal written demand. If ignored, file at the Rental Dispute Settlement Centre. Free templates below.

Fill your details

The email, WhatsApp and Arabic versions update automatically as you type.

Your full name

Landlord full name

Property address

Ejari certificate number

Deposit amount (AED)

Date you vacated

Days since vacating

Your IBAN for the refund

Today's date

Subject: Formal Demand — Return of Security Deposit for Unit 1502, Marina Diamond 5, Dubai Marina

Dear Mohammed Al Maktoum,

I am writing formally to demand the return of the security deposit of AED 5000 held against the tenancy of Unit 1502, Marina Diamond 5, Dubai Marina, registered on Ejari under certificate number 1234567890.

I vacated the property on 1 August 2026. As of today, 40 days have elapsed. Under Article 20 of Dubai Law No. 26 of 2007 and its amendments, the security deposit must be returned within 30 days of vacating, less any deductions supported by documented receipts.

To date I have received neither the refund nor an itemised list of deductions with supporting receipts. I hereby request the immediate return of the full deposit of AED 5000 by bank transfer to:

IBAN: AE070331234567890123456
Account name: John Smith

If the funds are not received within 7 days of this letter, I will file a claim at the Rental Dispute Settlement Centre. The filing fee will be added to the amount sought, along with any interest and costs the Centre awards.

Any deductions you wish to raise must be accompanied by dated receipts, and cannot include repainting, general wear and tear, or costs not directly caused by damage during the tenancy.

Yours sincerely,
John Smith
9 September 2026

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When to use this letter

30 days have passed since you vacated and no refund
Landlord is delaying or ignoring
Deductions were made without receipts or documentation

What Dubai law says

Article 20 of Dubai Law No. 26 of 2007 requires the landlord to return the security deposit within 30 days of the tenant vacating, less deductions supported by documented receipts. Deductions for normal wear and tear, general repainting or ageing of the property are not permitted. The security deposit cap is 5% of annual rent for unfurnished properties and 10% for furnished.

How to deliver it

Email plus registered post (Emirates Post). WhatsApp is supplementary. Photograph move-out inspection reports, retain the Ejari cancellation.

If they ignore it

File at the Rental Dispute Settlement Centre. Filing fee 3.5% of annual rent (min AED 500, max AED 20,000). The Centre typically hears deposit cases within 30-60 days.

Frequently asked

How long does a Dubai landlord have to return the deposit?

30 days from the date you vacated, per Article 20 of Law 26/2007. Anything longer is a breach and grounds for a Rental Dispute Centre claim.

What can a landlord legally deduct from the security deposit?

Only documented damage beyond normal wear and tear, supported by receipts. Not repainting, general ageing, or arbitrary 'cleaning' fees.

What if the landlord claims damage without receipts?

They must produce documented receipts to deduct any amount. Without receipts, the deduction has no legal standing.

How much is the Rental Dispute Centre filing fee for a deposit case?

3.5% of annual rent, minimum AED 500, maximum AED 20,000. Add to your demand letter so the landlord knows the cost of ignoring you.

Can I claim interest on my withheld deposit?

Yes — the Rental Dispute Centre can award interest on delayed refunds plus the filing fee and reasonable costs.

What documents do I need to file at RDC?

Tenancy contract, Ejari certificate, move-in/move-out inspection reports with photos, any communication with the landlord (emails, WhatsApp), and evidence of the deposit payment.

Related templates

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