Landlord not returning your deposit?
How to get it back in Dubai
How do you get your security deposit back in Dubai? Document the handover with photos and a report, send the landlord a written demand with a 7–14 day deadline, and if they refuse or go silent, file a case at the Rental Dispute Centre (rdc.gov.ae) for a minimum fee of AED 500. Landlords may only deduct for actual damage beyond normal wear and tear — and tenants with a clean handover file win these cases routinely. This guide covers what is deductible, the exact escalation steps, and how the RDC case runs.
What the landlord can — and cannot — deduct
| Legitimate deductions | Broken fixtures, holes in walls, stained or burnt flooring, missing items listed in the inventory, unpaid rent or final utility bills |
| NOT deductible (normal wear) | Repainting after a standard tenancy, minor scuffs and nail holes, worn carpet, sun-faded curtains, ordinary limescale |
| Typical deposit | 5% of annual rent (unfurnished) · 10% (furnished) |
Protect yourself at move-out (before the dispute)
- Do a joint inspection with the landlord or agent and get the handover report signed.
- Take date-stamped photos/videos of every room, appliance and meter reading.
- Return keys and access cards against a written receipt.
- Settle the final DEWA bill and keep the closing statement — see DEWA move-out.
- Cancel the old Ejari so the landlord cannot claim an open tenancy — it's free and takes minutes.
Send a written demand with a deadline
File at the Rental Dispute Centre
Frequently asked questions
What can I do if my landlord is not returning my deposit in Dubai?
Send a written demand with a deadline (7–14 days is reasonable), attach the handover report and photos, and keep proof of delivery. If the landlord still refuses or goes silent, file a case at the Rental Dispute Centre via rdc.gov.ae — deposit cases are among the most common and fastest RDC filings, and tenants win when the property was returned in normal condition.
How long does a landlord have to return the deposit in Dubai?
The law does not set a fixed number of days, so the contract governs. Courts treat a 'reasonable period' as roughly 14–30 days after handover. Anything beyond that without an itemised justification supports an RDC claim.
What can a landlord legally deduct from a security deposit?
Only the cost of repairing actual damage beyond normal wear and tear, and any unpaid amounts under the contract (rent, utility bills the tenant owed). Repainting after a normal tenancy, minor scuffs and worn carpets count as ordinary wear — they are the landlord's cost, not yours.
How much does it cost to file a deposit case at the RDC?
3.5% of the claimed amount with a minimum of AED 500. For a typical AED 5,000–10,000 deposit the minimum AED 500 fee applies. If you win, the tribunal can order the landlord to reimburse the fee.
Do I need my Ejari certificate to claim the deposit back?
An active or recently expired Ejari registration strengthens the case substantially, and the RDC expects one. If the tenancy was never registered you can still file, but you must prove the tenancy with the signed contract and payment records.
How much is a security deposit in Dubai usually?
By market convention, 5% of annual rent for unfurnished and 10% for furnished properties. The amount and refund terms should be written into the tenancy contract — that figure is what you claim back.