Dubai Landlord Won't Return Your Security Deposit? What Tenants Can Do
Moved out but still waiting for your deposit? Dubai law says a landlord can only keep it for maintenance. Here is the evidence to gather and how to escalate to the RDC.
By Vadim Kouznetsov, published
If your Dubai landlord is refusing to return your security deposit after you move out, the law is on your side as long as the property is in the state you received it. A landlord can only hold a deposit to cover property maintenance and must refund it, or the remaining balance, once the tenancy ends, Ahmed Elnaggar, CEO of Elnaggar & Partners, told Gulf News.
Disputes over repainting, maintenance charges and alleged damage can leave tenants waiting long after they hand over the keys. Here is how to build your case and when to take it to the Rental Disputes Centre (RDC).
What Dubai law says about security deposits
Two articles of Dubai Law No. 26 of 2007 do most of the work:
- Article 20: the landlord can only hold a deposit to cover property maintenance, and must refund it, or what is left of it, when the tenancy ends.
- Article 21: the tenant must return the unit in the condition it was received, with normal wear and tear excepted.
Elnaggar also said landlords cannot charge tenants for ordinary ageing or standard repainting unless the contract clearly says otherwise. So read your contract's maintenance and painting clauses before you accept any deduction.
Repairs during the tenancy are a separate question, covered in Rain Damage in Dubai: Is the Landlord or Tenant Responsible for Repairs?
Evidence to gather before you ask for the refund
Start with your tenancy contract and Ejari registration. These confirm the deposit amount, the lease expiry date and who is responsible for maintenance.
Then collect proof of the handover and the state of the property:
- A signed handover form, key receipt or email confirming you returned the unit.
- Photos and videos taken when you moved in and when you moved out.
- Any inspection reports from either date.
Clear any outstanding utility bills and get the clearance documents before you ask for the money. Elnaggar warned that without official clearance, a landlord may delay the refund by claiming utility payments are still outstanding.
How to challenge unfair deductions
If the landlord will not return the full deposit, ask for a written explanation of every deduction. Elnaggar advises asking for photos of the alleged damage and third-party repair invoices or contractor quotations.
This lets you judge whether each charge relates to real damage or ordinary wear and tear.
If that does not settle it, send an email or formal letter asking for the deposit back, or at least any balance that is not in dispute. Elnaggar recommends:
- Setting a deadline, typically 5 to 7 days.
- Referring to Articles 20 and 21 of Dubai Law No. 26 of 2007.
- Keeping copies of the correspondence, delivery confirmations and read receipts.
Taking a deposit dispute to the Rental Disputes Centre
If the landlord still refuses to pay, you can file a claim with the RDC. Keep a record of all communication, including WhatsApp messages, emails and letters, as this will form part of your evidence.
The case may be settled through the RDC's Amicable Dispute Settlement Centre. "If an agreement is reached there, it becomes immediately enforceable like a court judgment," Elnaggar told Gulf News. For more on how RDC cases work between landlords and tenants, see Dubai Landlord Eviction Rights: Legal Grounds & RDC Procedures 2025.
Key takeaway
A Dubai landlord can only keep your deposit for genuine maintenance, not for normal wear and tear or routine repainting unless your contract says so. Document the handover, demand itemised proof of any deduction, set a written deadline and go to the RDC if the money still does not arrive.
FAQ
Can a Dubai landlord keep my security deposit?
Only to cover property maintenance. Under Article 20 of Dubai Law No. 26 of 2007, the deposit or its remaining balance must be refunded once the tenancy ends.
Can my landlord charge me for repainting?
Not for standard repainting or ordinary ageing, unless your contract clearly provides for it, according to Ahmed Elnaggar of Elnaggar & Partners.
What proof do I need to get my deposit back?
Keep your tenancy contract, Ejari registration, a signed handover form or key receipt, move-in and move-out photos and videos, and your utility clearance documents.
How long should I give my landlord to refund the deposit?
Elnaggar suggests setting a deadline of 5 to 7 days in a formal email or letter. If the landlord still refuses, you can file a claim with the Rental Disputes Centre.
Is an RDC settlement legally binding?
Yes. An agreement reached through the RDC's Amicable Dispute Settlement Centre becomes immediately enforceable like a court judgment.
Further reading
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