A Dubai landlord can only deduct from your security deposit for genuine damage beyond fair wear and tear, restoration to handover condition, and unpaid bills — never for normal ageing. The deposit exists to return the property to its move-in state, and under RERA the landlord must be able to evidence every deduction.
This guide sets out the rules — what is chargeable, what is not, and how to make sure the answer is "nothing."
What can a landlord legally deduct?
Deductions fall into three defensible categories:
- Damage beyond fair wear and tear — holes, deep stains, cracked tiles, broken fittings, an un-serviced AC.
- Restoration to handover condition — repainting scuffed or feature walls, AC servicing, cleaning left undone.
- Unpaid obligations — an outstanding DEWA balance or a district-cooling account.
The common thread: the deduction must return the property to the state you received it in, and it must be itemised and evidenced.
What can a landlord NOT deduct?
Fair wear and tear — the natural ageing of a home in reasonable use. That includes light scuffing on walls, minor fading, and small marks where furniture stood. A landlord absorbs this as the cost of renting out the property.
They also cannot apply a blanket charge — a round-number "cleaning and maintenance" deduction with no breakdown — or deduct for upgrades that improve the property beyond its original condition.
How does RERA frame the deposit?
Under the rules administered by RERA and the Dubai Land Department, the security deposit is money held against damage and unpaid obligations, to be returned when the tenancy ends and the property is handed back in its agreed condition. The reference point for "agreed condition" is your move-in inspection report.
If a deduction is disputed, the Rental Dispute Settlement Centre (RDSC) decides — and the burden is on the landlord to evidence the charge. That is why documentation matters as much as the work itself.
The rules, category by category
- Paint. Chargeable if walls are scuffed, marked, or in a non-original feature colour. Not chargeable for light, normal marks. A repaint to the handover shade removes the basis.
- AC. Chargeable if units are un-serviced or the chiller account is unpaid. A service with a receipt and a cleared cooling account settle it.
- Cleaning. Chargeable only if handed back below handover-standard cleanliness. A move-out deep clean removes it.
- Flooring and damage. Chargeable for chips, cracks, burns or holes — not for normal surface wear.
- Unpaid bills. Always chargeable — settle DEWA and any cooling account before handover.
How to make sure nothing is deductible
Restore each point to handover condition and clear the admin, so there is nothing to itemise. Work from the free inspection checklist, and keep your move-in report, dated before-and-after photos and any invoices — the evidence that closes the question.
If the property is handed back to handover standard with a cleared DEWA bill and a cancelled Ejari, the deduction list is empty. Our deposit-recovery guide covers that prevention step by step.
What if a deduction is unfair?
Request a written, itemised breakdown, compare it against your move-in report, and formally dispute anything that is fair wear and tear or unevidenced. If it stalls, you can file at the RDSC — the full process is in our guide on what to do when a landlord won't return your deposit.
The cleaner path, though, is to remove the argument before it starts. If you would rather hand back a property with nothing left to deduct, send a few photos for a fixed quote in 24 hours and we will restore every point to handover standard.
(This is general information, not legal advice. For a specific case, use the official channels above or a qualified adviser.)