Dubai tenant guide
Security deposit rules
The deposit is held against damage — not as extra rent. Here's how much it is, what can be deducted, and how to get it back.
Reviewed by the DubaiRentCap team · Last updated
How much it is
By market convention the security deposit is 5% of the annual rent for an unfurnished home and 10% for a furnished one. It's refundable and separate from your rent. See the full move-in costs with the upfront cost calculator.
What it's for
The deposit protects the landlord against genuine damage beyond fair wear and tear and any unpaid rent or utility bills at the end of the tenancy. It is not a fee — you should get it back.
What can be deducted
- Repairing real damage you caused (broken fittings, holes, stains).
- Unpaid rent, DEWA or chiller bills.
- Returning the property to its move-in condition where you altered it.
What can't be deducted
- Fair wear and tear — faded paint, minor scuffs, ageing from normal use.
- Improvements the landlord chooses to make for the next tenant.
- Anything not evidenced by a clear before/after comparison.
How to protect your refund
- Photograph the property at move-in and move-out, dated.
- Keep the deposit receipt and your Ejari and contract.
- Clear all utility bills and get final statements before you hand back the keys.
- Ask for any deduction to be itemised in writing.
If the deposit isn't returned
If a landlord withholds the deposit without a fair, itemised reason, you can file at the Rental Disputes Center with your evidence. Your move-in/move-out photos are often the deciding factor.
Common questions
How much is the security deposit in Dubai?
Typically 5% of the annual rent for an unfurnished property and 10% for a furnished one. It is a refundable deposit, not part of the rent.
Can my landlord keep my deposit for normal wear and tear?
No. The deposit covers genuine damage beyond fair wear and tear, plus any unpaid rent or utility bills. Normal ageing — faded paint, minor scuffs — is not deductible.
What if my landlord won't return my deposit?
Request an itemised reason in writing. If it's unjustified, you can file at the Rental Disputes Center with your contract, move-in/move-out photos and the deposit receipt.