Security Deposit Disputes: Your Rights and How to Recover

What's a security deposit, legally?

The standard Dubai security deposit is 5% of annual rent (unfurnished) or 10% (furnished). It's held by the landlord against any tenant-caused damage beyond normal wear and tear, plus any unpaid bills (DEWA, chiller, internet) at handover.

What landlords can legitimately deduct

• Repair of damage caused by the tenant (broken fixtures, stained carpets, holes in walls)
• Cleaning if the unit is returned visibly unclean (burned-on stove, mouldy bathrooms)
• Unpaid utility bills as of move-out
• Replacement of items in the inventory that are missing

What landlords CANNOT deduct (but often try)

• General wear and tear (faded paint, normal carpet flatness, scuff marks on skirting)
• "Professional cleaning" if unit is reasonably clean
• Pre-existing damage you weren't responsible for (and didn't note at move-in)
• A "depreciation charge" on furniture (illegal — that's the cost of furnishing)
• "Administration fee" for processing your move-out

How to recover a withheld deposit

1. Send a written request via email or WhatsApp to the landlord listing the deposit amount and asking for return within 14 days. Keep copies.
2. No response? File at the Rental Dispute Centre (RDC). Bring: tenancy contract, Ejari, move-in inventory (with photos), move-out clearance, DEWA final bill, your written request and any landlord responses.
3. Pay the filing fee (3.5% of disputed amount, max AED 20,000). The fee is recoverable if you win.
4. Hearing scheduled within 60 days. You attend; landlord attends.
5. Judgment within 30 days of hearing. Awards usually include the deposit + filing fee + sometimes interest.

Pro tips for protecting your deposit

• Document everything at move-in. Take time-stamped photos of every wall, fixture, appliance, floor, and balcony. Email them to yourself for time-stamp verification.
• Get the move-in inventory in writing, signed by both parties.
• Keep all bills paid through final move-out date — landlords will deduct unpaid bills.
• Get a clearance letter from the landlord once you hand over keys, stating the unit was returned in acceptable condition.
• Final DEWA bill — request a final reading on move-out day, settle it, and email proof to the landlord.