A security deposit in Dubai is an amount that the tenant pays to the landlord at the commencement of a tenancy, which is later refundable. It serves as a guarantee for the landlord, and it is normally obtained at 5% of annual rent or 10%, respectively, in an unfurnished or furnished property. The deposit is meant to cover unpaid rent, any damages over and above normal wear & tear, cleaning costs (in the kitchen/self-catering facilities), utility bills, and lost keys. The landlord is responsible for any deductions; the remainder is returned to the tenant at the end of the tenancy.
A security deposit is a refundable deposit paid by a tenant to a landlord at the start of a tenancy in Dubai. It offers the landlord some financial security against possible breaches of the tenancy contract or damage to the property. If the property is furnished, it is usually 10% of the annual rent. For an unfurnished property, the usual amount is 5%. The amount of rent is agreed upon by both parties and set out in the tenancy agreement.
The landlord may utilize the security deposit to pay for the following:
Dubai’s tenancy law does not set a deadline, but it says the deposit must be returned within a reasonable time after the tenancy ends. In practice, most landlords will return the balance within 30 days of the tenant vacating and handing over the keys and cancelled Ejari certificate, assuming there are no outstanding bills or damages to assess.
The difference between the two rates is the level of risk involved. A furnished unit comes with the landlord's furniture, appliances, and fittings, which means there is more that can be damaged or need replacing at the end of the lease. Hence the reason furnished properties normally require a 10% deposit whereas unfurnished units, where the tenant supplies their own furniture, will usually ask for 5%.
Unfurnished | Furnished | |
Deposit Rate | 5% of annual rent | 10% of annual rent |
Furniture & Appliances | Supplied by tenant | Supplied by the landlord |
Risk to Landlord | Lower, since fewer landlord-owned items are exposed to damage | Higher, due to furniture, fittings, and appliances being part of the unit |
Example: AED 80,000 annual rent | AED 4,000 deposit | AED 8,000 deposit |
Normal wear and tear is the gradual deterioration that occurs naturally with everyday living, such as minor scuff marks, slight fading on paint, or minor signs of aging on fixtures. These are not valid reasons for a deduction. Landlords can charge for damage for things that are more serious, such as holes in walls, broken tiles, or damaged cabinetry. That line is often debated, which is why time-stamped photos/videos from move-in and move-out are worth keeping on both sides.
If the landlord refuses to return the deposit for no good reason, the tenant should send a formal notice in writing, referring to the terms of the tenancy and asking for the deposit to be returned. If that doesn’t work, the tenant can take the matter to the Rental Dispute Settlement Centre (RDSC) set up by the Dubai Land Department. The RDSC will listen to the evidence from both sides and may make a binding decision that the landlord must refund the deposit.
When renting in Dubai, a security deposit is a common requirement, but it doesn’t have to be stressful. Knowing the typical rates landlords can and cannot deduct and the process of getting a refund puts tenants in a much stronger position when the time comes to move out.
The best protection is simple: keep a copy of the tenancy contract, take pictures or videos to record the condition of the property at move-in and move-out, and pay all bills before the handover of the keys. If there is a disagreement, the RDSC has a clear mechanism to resolve it.
With the right preparation, getting a full and timely refund of your deposit in Dubai is the norm, not the exception.
Yes, the security deposit is fully refundable at the end of the tenancy unless there is damage, unpaid rent, or outstanding bills.
Only if you need to repaint due to damage not related to normal wear and tear. Minor scuff or natural fade touch-ups are not tax deductible.
There is no legal deadline, but landlords tend to return the deposit within 30 days of the tenant leaving and paying all bills.
Yes. If the tenant disagrees with the deductions, the tenant can contest the deductions and request evidence. If they cannot settle the dispute between themselves, either party may refer the matter to the RDSC for a binding decision.
Without a move-in or move-out inspection report, it is more difficult to resolve disputes, since there’s less documentation of the condition of the property. If the parties are unable to reach agreement, the RDSC may appoint an independent assessor to inspect the property and report.
No. The security deposit and the rent are distinct obligations under the lease agreement. Tenants cannot use the deposit for the final rent. They may be liable for the unpaid rent if they do.
The deposit amount is usually mentioned in the tenancy contract or its addendum and then it is registered through Ejari but Ejari is a registration system, not a fund holder. The deposit is paid and held directly between landlord and tenant.