Moved Out but Haven’t Received Your Dubai Rental Deposit? Here’s What to Do.
Dubai: Leaving a rented home does not necessarily mean your security deposit will be returned straight away. Disputes over maintenance expenses, repainting charges or claims of property damage can delay refunds, sometimes for a considerable period after tenants have returned the keys.
So, what options do tenants have when a landlord holds back their security deposit, and at what point should they consider raising a formal rental dispute?
1. Review your tenancy contract and Ejari
Before questioning any deductions from the security deposit, tenants should carefully check their tenancy agreement and Ejari registration. Pay particular attention to the deposit amount, the date the tenancy ended and any clauses outlining maintenance or repair responsibilities.
Ahmed Elnaggar, CEO of Elnaggar & Partners, said Article 20 of Dubai Law No. 26 of 2007 allows a landlord to retain a security deposit to cover maintenance of the property. Once the tenancy has ended, the deposit—or any remaining amount after legitimate deductions—must be returned to the tenant.
2. Keep evidence of the property’s condition
Tenants should preserve documentation showing that the property was formally handed back to the landlord. This could include a signed handover document, confirmation that the keys were returned, or emails acknowledging completion of the handover process.
Photographs and videos taken when moving in and moving out, along with inspection reports, can also provide useful evidence when determining whether any damage occurred during the tenancy.
Elnaggar explained that Article 21 of Dubai Law No. 26 of 2007 requires tenants to return the property in the condition in which they received it, except for deterioration resulting from normal wear and tear.
He added that tenants generally should not be charged for ordinary ageing or routine repainting unless their tenancy agreement specifically states otherwise.
3. Clear outstanding utility bills
Before asking for the security deposit to be returned, tenants should ensure that all outstanding utility bills have been paid and obtain the relevant clearance certificates.
This generally includes a DEWA Final Clearance Certificate, as well as clearance from the district cooling provider where applicable.
Elnaggar said tenants who do not provide official clearance documents could face delays, as landlords may argue that utility charges are still outstanding.
4. Request a detailed breakdown of deductions
If a landlord intends to withhold all or part of the security deposit, tenants should ask for a written, itemised explanation showing exactly what has been deducted and why.
Elnaggar advised tenants to request photographs showing any alleged damage, along with third-party repair invoices or quotations from contractors.
Having this documentation can help tenants determine whether the deductions are linked to genuine property damage or simply to normal wear and tear.
5. Make a formal written request
If discussions with the landlord do not resolve the issue, tenants can send a formal email or letter asking for the security deposit—or any amount that is not in dispute—to be returned.
Elnaggar recommends giving the landlord a clear deadline, generally between five and seven days, while referring to Articles 20 and 21 of Dubai Law No. 26 of 2007.
Tenants should also keep copies of all correspondence, including proof of delivery and read receipts, as these records could become important if the matter escalates.
6. Consider mediation thrugh Dubai’s Rental Disputes Centre
If the landlord still refuses to refund the deposit, tenants can consider filing a claim with Dubai’s Rental Disputes Centre (RDC).
Before proceeding, Elnaggar advises keeping a complete record of communications with the landlord, including emails, letters and WhatsApp conversations.
According to Elnaggar, if the parties reach a settlement through the RDC’s Amicable Dispute Settlement Centre, the agreement becomes enforceable in the same way as a court judgment.
