Security Deposit Rules in Dubai: How Much and When to Get It Back

How Much Is the Security Deposit for Renting in Dubai?

The security deposit for renting a property in Dubai typically ranges between 5% and 10% of the annual rent for unfurnished apartments and 10% to 15% for furnished properties. This deposit serves as financial protection for landlords against unpaid rent or damages beyond normal wear and tear.

For example:

• Unfurnished Apartment (AED 80,000/year rent) → Security deposit: AED 4,000 to AED 8,000.
• Furnished Apartment (AED 100,000/year rent) → Security deposit: AED 10,000 to AED 15,000.

These rates can vary based on the landlord, property type, and rental agreement terms.

When Do You Pay the Security Deposit?

The security deposit is usually paid before signing the rental contract and registering it in Ejari, the Dubai Land Department’s official rental registration system. In most cases, tenants are required to pay this amount along with the first rent check.

Some landlords may request a separate post-dated check for the security deposit, while others might ask for cash or bank transfers. Make sure to get a receipt or ensure the deposit is documented in the tenancy contract.

What Are the Rules for Security Deposit Refunds in Dubai?

According to Dubai’s Real Estate Regulatory Agency (RERA), the security deposit should be returned to the tenant after deducting any valid charges for damages or outstanding dues. The general rules include:

• The landlord must provide a clear breakdown of any deductions.
• Normal wear and tear cannot be deducted from the security deposit.
• The refund should be processed within 14 to 30 days after the tenant vacates the property.

What Counts as Normal Wear and Tear vs. Damage?

Landlords can deduct money from the security deposit for repairs beyond normal wear and tear. But what does this mean?

Normal Wear and Tear (Not Deductible)

✅ Faded wall paint due to time ✅ Minor scratches on wooden flooring ✅ Loose door handles due to regular use ✅ Small cracks in the wall from natural settling

Damage (Deductible from Deposit)

❌ Large holes in walls from nails or screws ❌ Broken tiles or deep scratches on flooring ❌ Stained or burned carpets ❌ Missing or damaged light fixtures ❌ Broken appliances (if provided by the landlord)

How to Ensure You Get Your Full Security Deposit Back?

1. Inspect the Property Before Moving In

• Conduct a thorough move-in inspection and document any existing damages with photos.
• Get the landlord’s signature on a condition report.

2. Maintain the Property During Your Stay

• Fix minor issues before they become major problems.
• Avoid making unauthorized modifications.

3. Notify the Landlord Before Moving Out

• Send a written notice as per the lease agreement (usually 60 to 90 days).
• Allow the landlord to conduct an exit inspection.

4. Restore the Property to Its Original Condition

• Repaint walls to the original color (if required).
• Clean the property thoroughly.
• Fix minor damages (e.g., replace broken lightbulbs, fix leaking taps).

5. Settle All Outstanding Bills

• Provide final bills for DEWA, internet, and cooling services.
• Ensure Ejari and tenancy contract cancellations are completed.

What to Do If Your Security Deposit Isn’t Refunded?

If a landlord delays or unfairly withholds your security deposit, follow these steps:

Step 1: Communicate with the Landlord

• Politely request a refund via email or WhatsApp.
• Ask for a written breakdown of deductions.

Step 2: File a Complaint with RERA

If your landlord refuses to return your deposit, you can file a complaint with RERA (Real Estate Regulatory Agency) under the Dubai Land Department.

How to File a Complaint?

1. Visit the Rental Dispute Center at the Dubai Land Department.
2. Submit:
   • Copy of Ejari contract
   • Proof of security deposit payment
   • Move-out inspection report
   • Communication records with the landlord
3. Pay the AED 100 complaint fee (subject to changes).

RERA typically resolves disputes within a few weeks, ensuring tenants get their rightful refunds.

What Happens If You’re Leaving the Country Before Getting Your Deposit Back?

For expats leaving Dubai permanently, securing your security deposit before departure is crucial. Here’s how:

• Notify your landlord early and agree on a move-out inspection date.
• Provide a local bank account where the deposit can be refunded.
• Authorize a trusted friend to collect the deposit on your behalf.

If your landlord agrees, they might issue a post-dated refund check or transfer the deposit to an international account (though not all landlords accommodate this).

Conclusion: How Can You Make Security Deposit Refunds Stress-Free?

Getting your security deposit back in Dubai is straightforward if you understand your rights and responsibilities. Follow these key takeaways:

• Always document property condition before and after renting.
• Maintain the property and fix minor damages yourself.
• Settle all utility bills and cancel Ejari before moving out.
• If disputes arise, contact RERA for legal support.

By following these steps, you can maximize your chances of getting a full refund and avoid unnecessary stress when moving out. Whether you’re a tenant or landlord, knowing the rules ensures a smooth rental experience in Dubai!