Under Dubai tenancy law, a landlord who takes a security deposit must refund it, or whatever remains after legitimate deductions, when the lease ends, and the tenant must hand the property back in the condition received, apart from ordinary wear and tear. If your deposit is not returned, document the handover, send a written demand, and if that fails, use the Rental Disputes Center (RDC), which lists a payment writ as one route to recover a deposit.
Who this guide is for
This guide is for tenants in mainland Dubai whose tenancy has ended and whose landlord or agent has not returned all or part of the security deposit. It may also help landlords who want to handle deposits correctly.
It is based on Dubai Law No. 26 of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai, as amended. Some free zones, such as the DIFC, have their own leasing rules, and other emirates have different laws.
What the law says
Two articles of Law No. 26 of 2007 set the basic rules:
- Article 20. The landlord may take a security deposit to cover maintenance of the property at the end of the lease, and must refund the deposit, or the remainder of it, to the tenant when the lease ends.
- Article 21. At the end of the lease, the tenant must return the property in the condition it was received, except for ordinary wear and tear or damage caused by reasons outside the tenant's control.
In practice, disputes are usually about whether a deduction covers real damage or only normal use. The Dubai Land Department advises tenants to record the property's condition at handover with the landlord present, so that minor wear is not charged against the deposit.
The law does not set a specific number of days for the refund in these articles. Check your tenancy contract for any agreed timing.
Step by step
- Read your contract. Check the deposit amount, any agreed refund terms and any clauses on painting or cleaning.
- Find your move-in evidence. Look for the move-in inspection report, photos and the deposit receipt.
- Book a joint move-out inspection. Ask the landlord or agent to inspect the property with you before you hand over the keys.
- Photograph and film everything. Record each room, fixture and appliance on the handover day, with dates visible.
- Get a signed handover record. Note the date, meter readings, key return and any agreed issues.
- Ask for an itemised list. If deductions are claimed, ask for a written list with invoices or quotes.
- Send a written demand. Set out the amount due and a reasonable deadline. Keep proof of sending.
- Try the RDC amicable settlement route. The RDC offers a settlement service that can resolve disputes without a full hearing.
- Consider a payment writ or a claim. The RDC lists a payment writ for deposit refunds. Where the amount itself is disputed, a first-instance claim may fit better. Check with the RDC or a lawyer.
- Cancel Ejari once vacated. Cancel the Ejari for the vacated property so the contract is closed in the system.
How the RDC routes work
The RDC FAQ states that a tenant can seek return of the deposit through a payment writ. The RDC payment writ service page explains that the creditor should first notify the debtor to pay through a notary public or by registered mail, and may file for the writ if payment is not made within five days after notification. The service expects written proof of a specified amount that is due.
If the landlord disputes the amount, for example by claiming damage, the matter may need a regular claim where both sides present evidence. The hearing file readiness tool can help you prepare.
As of September 2026, the RDC service pages list the fee for monetary claims and payment writs as 3.5% of the amount claimed, with a minimum of AED 500 and a maximum of AED 15,000, plus smaller service fees. For a small deposit, weigh the fee against the amount before you file, and check the current fee on the RDC website first.
On Ejari: the Dubai Land Department's "Cancel Tenancy Contract" service lets a tenant or owner cancel an expired contract for a vacated property. It is free online and has a fee at service centres, according to the DLD service page. The RDC FAQ says an Ejari cancellation statement is not required to register a claim.
Documents checklist
- Tenancy contract and Ejari certificate
- Deposit receipt or proof of payment
- Move-in inspection report and photos
- Move-out photos and videos, with dates
- Signed handover record, key return note and final meter readings
- Final utility bills and clearance, if you have them
- The landlord's list of deductions, invoices or quotes
- Your written demand and proof of delivery
- Emirates ID
- Bank letter or statement showing your IBAN (listed by the RDC for claims)
- Legal Arabic translations of documents not in Arabic
Use the evidence checklist builder to keep this in one place.
Common mistakes
- Handing over keys without an inspection. Without a joint record, the dispute becomes your word against theirs.
- No move-in evidence. Without it, it is hard to show damage was already there.
- Arguing only by phone. Put your demand in writing so there is a record.
- Accepting vague deductions. Ask for an itemised list and supporting invoices.
- Leaving unpaid bills. Outstanding utility or rent amounts can lead to deductions or counterclaims.
- Filing without checking the fee. For small sums, the filing fee matters.
When to speak to a licensed lawyer
Consider licensed advice if the landlord claims damage costing more than the deposit, if there are counterclaims for unpaid rent, if the property was commercial, or if you are unsure whether a payment writ or a full claim fits your facts.
If you would like help finding someone, CaseDaleel can introduce you to an independent licensed professional, only if you choose. You can start with the free case check.
Frequently asked questions
Does my landlord have to return the deposit in Dubai?
Yes; Article 20 of Law No. 26 of 2007 requires the landlord to refund the deposit, or what remains of it, when the lease ends.
Can the landlord deduct for normal wear and tear?
Article 21 excludes ordinary wear and tear from the tenant's duty to return the property in the condition received, so deductions should relate to other damage.
How long does the landlord have to return the deposit?
The articles do not set a fixed number of days, so check your tenancy contract and send a written demand with a reasonable deadline.
What is a payment writ?
It is an RDC service asking the summary judge to order payment of a specified sum that is due, after the debtor has been notified and has not paid.
Do I need to cancel Ejari before claiming?
The RDC FAQ says an Ejari cancellation statement is not required to register a claim, but cancelling after you vacate is still sensible.
Can the landlord keep the deposit for unpaid bills?
Landlords sometimes deduct unpaid amounts; whether that is justified depends on your contract and the facts, so settle final bills and keep proof.
Is it worth filing for a small deposit?
Compare the amount with the RDC filing fee, which has a minimum of AED 500 as of September 2026, and try settlement first.
Official sources
- Dubai Legislation Portal — Law No. 26 of 2007 (landlords and tenants)
- Rental Disputes Center — Register a Writ of Payment
- Rental Disputes Center — Frequently asked questions
- Dubai Land Department — Cancel Tenancy Contract
- Dubai Land Department — Frequently asked questions
General information, not legal advice. CaseDaleel is not a law firm.