Security deposits in Dubai

What the deposit is for

The deposit is the landlord's security against two things: damage beyond normal wear and tear, and money you owe at the end, such as final DEWA or chiller bills. It is not prepaid rent and should not be used as your last month's payment unless the landlord agrees in writing.

How much is usual

By common market practice in Dubai, deposits are often around 5% of the annual rent for unfurnished properties and around 10% for furnished ones. This is a convention, not a legal requirement. Some landlords ask for more, particularly on high-value villas or furnished homes with expensive contents, and some accept a cheque instead of cash.

Whatever is agreed, the contract should state the amount, how it was paid, and the conditions for return.

Protect it on day one

Your strongest evidence is a dated record of the condition when you move in. Photograph every room, every wall and every appliance, note existing marks and send the record to the landlord or agent by email so there is a timestamp. Our moving-in checklist gives a room-by-room list.

Ask for an inventory if the unit is furnished, and check it line by line before you sign it.

What a landlord can and cannot deduct

Reasonable deductions usually include repairs for damage you caused, missing inventory items, and unpaid utility or chiller balances. Normal wear and tear, such as light scuffs, faded paint after years of occupation, or ageing appliances, should not be charged to you.

Ask for itemised deductions with photos and quotes or invoices. A single unexplained figure is a reasonable thing to challenge.

Furnished homes and inventories

Furnished lets tend to carry a higher deposit because there is more to damage or lose. The protection is a detailed inventory listing every item and its condition, signed by both sides at the start. Without it, arguments about a stained sofa or a missing kettle become your word against the landlord's.

Photograph the furniture as well as the walls. If something breaks during the tenancy through normal use, report it promptly in writing. A fault reported at the time is far easier to defend than one discovered at checkout.

Deposits and agents

Agree who holds the deposit. It may be the landlord directly, a management company, or occasionally the agent on the landlord's behalf. Whoever holds it, get a receipt naming the property, the amount and the purpose. If the property is managed, the manager usually handles the checkout inspection and deduction schedule, which can make the process faster and more consistent.

Getting it back at the end

• Give notice exactly as the contract requires.
• Settle and close DEWA and chiller accounts, and keep the final bills.
• Clean the property, fix anything you broke, and repaint if the contract requires it.
• Do a joint move-out inspection and compare it with your move-in photos.
• Return all keys and access cards against a signed handover note.

If the landlord holds the deposit without a valid reason, put your request in writing first. If that fails, the Rental Dispute Centre can rule on deposit disputes, though the filing fee means it suits larger sums.