A security deposit in Dubai is usually 5% of annual rent for an unfurnished home and 10% for a furnished one. That is market practice, not a legal rate. The law does say the landlord holds the deposit for maintenance and must return it, or whatever is left after fair deductions, when the lease ends.
This guide sits inside our complete Dubai renting guide.
What the law says about deposits
Law No. 26 of 2007 covers deposits in two short articles.
- Article 20: the landlord may take a deposit to ensure maintenance of the property at the end of the lease, and must refund the deposit or the remainder when the lease expires.
- Article 21: the tenant must return the property in the condition received, except for ordinary wear and tear or damage from causes outside the tenant’s control. Disputes go to the tribunal, now the Rental Disputes Centre.
Three things follow. The deposit is not advance rent. Deductions must relate to real damage or unpaid amounts. And “wear and tear” is not defined, which is why most disputes are about it.
How much is a security deposit in Dubai?
Property | Common deposit | On AED 80,000 rent |
Unfurnished | 5% of annual rent | AED 4,000 |
Furnished | 10% of annual rent | AED 8,000 |
Neither figure is written in law. A landlord can ask for more, and you can negotiate. Whatever you agree, make sure the exact amount is written on the unified tenancy contract and the payment receipt.
Do not confuse it with the DEWA deposit. That is AED 2,000 for a flat or AED 4,000 for a villa, paid to DEWA, and refunded by DEWA when you close the account. Our DEWA move-in guide explains it.
Fair and unfair deductions
Usually fair | Usually unfair |
Holes from heavy wall fixings | Faded paint after a year or more |
Broken appliances you supplied with the unit | Light scuffs from furniture |
Unpaid DEWA or chiller bills | General “cleaning fee” with no evidence |
Missing keys or access cards | Replacing items that were already worn |
Damage from pets or smoking | Routine AC servicing the landlord owes |
The table reflects common practice, not a legal list. A deduction is easiest to defend when it comes with photos and a quote.
How to protect your deposit from day one
- Photograph and video every room at move-in, with timestamps. Include walls, floors, appliances and AC vents.
- Email the photos to the landlord or agent so they are on record.
- Report problems in writing during the lease. Under Article 16 the landlord handles most maintenance unless the contract says otherwise.
- Do not make changes without written permission.
- Before move-out, repair what you damaged, patch fixings and clean properly.
- Attend the move-out inspection and ask for a written result.
- Settle DEWA and get the final bill or clearance before asking for the refund.
What goes wrong at move-out
The most common problem is not refusal. It is silence. The landlord stops replying, or says the money will come “after the next tenant moves in”.
Other frequent issues:
- A large lump deduction with no breakdown.
- Deductions for painting after a long tenancy.
- Delays blamed on unpaid utilities when the tenant has proof of payment.
- A deposit paid in cash with no receipt, which makes the claim hard to prove.
Getting your deposit back when the landlord refuses
- Ask for a written breakdown of every deduction.
- Send a formal email citing Articles 20 and 21 of Law 26 of 2007, with a deadline of five to seven days.
- Offer to settle the undisputed part if some deductions are fair.
- File a monetary claim at the Rental Disputes Centre if there is no reply.
Is an RDC claim worth it for a deposit?
This is the question competitor guides skip, so here are the numbers. For a pure money claim, the RDC fee is 3.5% of the amount claimed, minimum AED 500, maximum AED 15,000, according to the RDC fee schedule. Small knowledge, innovation and process fees are added.
Deposit claimed | 3.5% of claim | Fee charged |
AED 3,000 | AED 105 | AED 500 (minimum) |
AED 8,000 | AED 280 | AED 500 (minimum) |
AED 15,000 | AED 525 | AED 525 |
Up to roughly AED 14,286, you pay the AED 500 minimum. On a AED 3,000 deposit that is a sixth of what you are chasing. If the case settles at conciliation, DLD refunds half the basic fee, and the losing side is often ordered to bear costs.
Our view: for deposits of AED 4,000 or more with good photos, filing is usually worth it. Below that, a firm letter and a settlement offer often work better. Results vary, so treat this as a rule of thumb, not a promise. The process itself is in our Rental Disputes Centre guide.
If you are leaving before the lease ends, the deposit is often part of the penalty negotiation. See breaking a tenancy contract in Dubai.
Frequently asked questions
How much is a typical rental deposit?
Most landlords ask for 5% of the annual rent for an unfurnished property and 10% for a furnished one. These are market norms, not legal limits, so the amount is agreed in the contract. Write the exact figure on the unified tenancy contract and keep the payment receipt.
When must a landlord return the deposit?
Article 20 of Law 26 of 2007 says the deposit, or what remains after fair deductions, must be refunded when the lease expires. The law sets no exact number of days. In practice landlords refund after inspection and proof that DEWA is settled; long silence is a reason to send a formal demand.
What counts as normal wear and tear in Dubai?
Dubai law excludes ordinary wear and tear from the tenant’s liability but does not define it. Faded paint, light marks and minor scuffs after normal use are generally treated as wear and tear. Broken items, large holes, pet damage and stains usually are not. Photos from move-in are your best evidence.
Can I use my deposit as the last month’s rent?
Not unless the landlord agrees in writing. The deposit secures the property’s condition, not rent, and stopping the last payment can be treated as non-payment. If you want to offset it, propose it in writing well before the final cheque and keep the landlord’s written reply.
How much does it cost to claim a deposit at the RDC?
A money claim costs 3.5% of the amount claimed, with a minimum of AED 500 and a maximum of AED 15,000, plus small knowledge, innovation and process fees. Trustee centres add a service fee. If the case settles at conciliation, half of the basic fee is refunded.
Keep your security deposit in Dubai with evidence, not argument
Photos at move-in, written repair requests and a proper move-out inspection decide most cases. Fees and procedures can change, so confirm on the RDC site before filing. This is general information, not legal advice. Find more real estate guides on Live In Gulf.
