What Is a Security Deposit?
People who rent an apartment give the owner money at the beginning of the lease as a security deposit. This money is sometimes called a refundable deposit or tenancy deposit.
- not paid rent or service fees
- bills for utilities that are still due, like DEWA
- damage to property that goes beyond “normal wear and tear”
- Major cleaning, if the rental deal says so
It’s not just another kind of rent; it’s a promise. If you’ve done what you were supposed to do, the deposit should be returned to you when the lease is up, minus any charges that are clearly justified.
Why Do Landlords Ask for a Security Deposit?
Landlords ask for a security deposit because it helps manage risk:
- It keeps them safe if a roommate doesn’t pay their rent.
- It makes sure that there are funds to fix damage that goes beyond normal wear and tear
- It makes renters more likely to take care of the property.
- It gives you peace of mind when you’re doing the final cleaning and paying off your bills.
How much is Security Deposit in Dubai?
There isn’t a single law that sets a fixed rate, but in fact (2025):
- A lot of landlords ask for about 5% of the yearly rent for homes that don’t have furniture.
- Because there is a chance that the furniture will get damaged or worn out, the fee is usually higher (sometimes up to about 10%) for fully furnished homes.
It should always be clear what these numbers mean in your rental agreement, and when you pay your deposit, you should get a proper statement or bank deposit record.
What The Dubai Law says about Rental Rule
Dubai’s rental rule, like rule No. 26 of 2007, as amended, lets landlords charge a security deposit. If you’ve kept your end of the deal, the owner must return the deposit plus any additional amounts after deductions when the lease is over. Any deductions need to be backed up by valid proof, like bills or inspection records. You can take your disagreement to the next level by using the Rental disagreement Centre (RDC) if you don’t agree on deductions.
How to get Security Deposit back from Landlord in Dubai
1. Move-Out and Final Inspection
You, the owner, or the property manager should all do an inspection together when your lease is up. Take photos or videos of each room with timestamps and record the end readings on your meters to help your case later.
2. Settle Final Bills
Pay any rent that is still due, service and maintenance fees, or energy bills like DEWA that are still due. Keep all of your payment and records.
3. Landlord Calculates Deductions
The landlord looks over the energy bills, the inspection report, and any bills or receipts for repairs or cleaning. This helps them figure out how much to hold back (if any).
4. Refund Timeline
Many owners and property managers try to return the deposit within 14 to 30 days of the move-out date, after all the numbers are added up. You can ask for an explanation and proof if it’s taking longer, and you could even take the case to RDC.
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What Can Legally Be Deducted from the Deposit?
The landlord can deduct only for:
- Repairs for damage beyond normal wear and tear, with supporting bills
- Outstanding rent or service charges under the tenancy agreement
- Final utility bills (if your contract says you’re responsible)
- Cleaning fees but only if the contract explicitly allows for it and there is clear justification
They cannot legally deduct for:
- Ordinary wear and tear
- Improving or upgrading the property
- General depreciation
Latest Developments in 2025
DEWA Automates Refunds for Small Deposits
The Dubai Electricity & Water Authority (DEWA) set up an automated system in 2025 to return small security deposits (up to AED 4,000) almost right away when an account is stopped and all debts are paid off. This cuts the time it takes to get back energy deposits by a large amount. Why it’s important: A lot of renters have some of their deposit stuck in the utility payment. When you move out, faster DEWA returns mean faster cash flow.
Improved Digital Records via DLD / Ejari
The Dubai Land Department (DLD) is always improving and adding to its digital rental management services (Ejari, Frequently Asked Questions, and documents). Better digitisation helps tenants keep better records of their rent, energy bills, and handover reports, which is especially useful if there are disputes.
How to Maximize Your Chances of Getting the Full Deposit Back
- Document the property’s condition
When you move in and when you move out, take photos or videos that are time-stamped (with a date and time is best). - Clearing bills:
Pay all of your bills, like DEWA, and ask for a final bill or meter reading. - Cleaning & minor repairs:
Clean really well. Fix any small damage (like nail holes or scuff marks) before handing it over, and keep the papers. - Request a joint handover:
Try to get the landlord or property manager to sign a status report when the keys are given to you. - Get itemised deductions:
If your landlord takes money out, ask for specific proof, like repair bills or cleaning bills. - Use written communication:
Always follow up in writing (via email or WhatsApp), especially when talking about returns or deductions. This will help if there are any problems.
FAQs
You can file a claim at the Rental claim Centre (RDC) if your landlord refuses or delays to refund your rent without a good reason or proof. Check that you have all of your move-in and move-out pictures, bills and handover papers.
Not at all. The law says that landlords can only remove damage above normal wear and tear. For any reduction, ask for proof that it was done.
Most owners and property managers try to give money back within 14 to 30 days of getting the keys back and paying off all the bills. Delays can be questioned if they are not necessary.
No longer for small deposits: When an account is stopped and there is no balance, DEWA’s 2025 automation makes it possible to refund small deposits very quickly, sometimes in just minutes.
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