Renting property in Dubai requires tenants to pay a security deposit, which serves as financial protection for landlords against potential damages or unpaid bills. The security deposit refund process can sometimes be challenging, especially if tenants are unfamiliar with the legal aspects.

This guide explains the legal requirements, common deductions, steps to get a full refund, and tenant rights in Dubai’s rental market.

1. What is a Security Deposit in Dubai?

A security deposit is a refundable amount paid by tenants to landlords before moving into a property. It serves as a financial guarantee against:

✔ Property damage beyond normal wear and tear
✔ Unpaid utility bills or service charges
✔ Violation of lease terms

How Much is the Security Deposit?

The deposit amount depends on the type of property:

🔗 Apartments for Rent in Dubai

2. Legal Guidelines for Security Deposit Refunds

Dubai Tenancy Laws

The Dubai Rental Law (Law No. 26 of 2007, amended by Law No. 33 of 2008) states that:

✔ Landlords must refund the security deposit after deducting reasonable charges.
✔ Deductions must be justified with valid reasons and proof.
✔ Disputes can be taken to the Rental Dispute Settlement Centre (RDSC).

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3. Common Deductions from Security Deposits

While tenants are entitled to a refund, landlords may legally deduct certain charges if the property requires repairs. Common deductions include:

A. Unpaid Bills & Service Charges

✔ DEWA (Dubai Electricity and Water Authority) bills
✔ Ejari cancellation fees
✔ Unpaid cooling or chiller fees (for district cooling properties)

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B. Property Damage Beyond Normal Wear & Tear

✔ Holes in walls, broken tiles, or significant stains on carpets
✔ Unrepaired electrical or plumbing issues caused by negligence
✔ Damage to appliances in furnished apartments

C. Failure to Restore Property to Original Condition

✔ If tenants modify the property (paint, wallpaper, etc.), they must return it to its original state.
✔ Landlords can deduct restoration costs from the deposit.

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4. How to Ensure a Full Security Deposit Refund

To avoid unnecessary deductions, follow these best practices before moving out:

Step 1: Read Your Tenancy Contract

✔ Review the security deposit clause and check if there are any specific conditions related to refunds.
✔ If unclear, ask the landlord for written clarification.

Step 2: Provide Proper Notice Before Vacating

✔ Most rental agreements require a 90-day notice period before lease termination.
✔ Send a formal written notice to your landlord within the required timeframe.

Step 3: Settle Outstanding Bills

✔ Clear all pending DEWA, chiller, or maintenance charges.
✔ Obtain a clearance certificate as proof.

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Step 4: Conduct a Pre-Inspection with the Landlord

✔ Request a pre-move-out inspection to identify any damages.
✔ Fix minor repairs yourself (painting, cleaning, fixing small leaks) to avoid deductions.

Step 5: Document the Property Condition

✔ Take high-quality photos and videos of the apartment before vacating.
✔ Keep copies of repair receipts to dispute unfair deductions.

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Step 6: Return the Keys & Obtain an Handover Receipt

✔ Make sure all keys, access cards, and remotes are returned to the landlord.
✔ Request a signed handover document stating no further liabilities exist.

Step 7: Request Deposit Refund in Writing

✔ Send an official email or letter to the landlord requesting the refund.
✔ Provide bank account details for deposit transfer.

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5. What to Do If the Landlord Refuses to Refund the Deposit?

If a landlord unreasonably withholds your deposit, you can:

A. Negotiate Amicably

✔ Communicate politely and request justification for deductions.
✔ Offer to settle disputes directly before legal action.

B. File a Complaint with RERA & Rental Dispute Settlement Centre (RDSC)

✔ If no resolution is reached, file a complaint with Dubai’s RDSC.
✔ Provide supporting documents (lease contract, photos, receipts, emails).

🔗 File a Rental Dispute with RERA

6. GoDubai Portal: Find Trusted Real Estate Experts

For expert assistance in renting, buying, or selling properties in Dubai, access the GoDubai Portal:

✔ Browse properties for sale or rent
✔ Find verified brokers and property managers
✔ Get legal assistance for security deposit disputes

🔗 Subscribe to GoDubai Portal

Conclusion

Getting your rent deposit refund in Dubai is a straightforward process if you follow the right steps. By understanding your tenancy contract, preparing for move-out, and knowing your legal rights, you can avoid unnecessary deductions and ensure a smooth refund process.

For hassle-free property transactions and expert real estate support, explore Dubai’s top listings and professional services through GoDubai Portal.

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