Direct answer
Article 20 of Dubai Law No. 26 of 2007 requires the landlord to return the security deposit or its remaining balance when the tenancy expires. Article 21 distinguishes ordinary wear and tear and damage beyond the tenant’s control from the condition the tenant must restore. A disagreement therefore needs evidence: the contract, move-in condition, move-out inspection and basis for each deduction. The deposit is not automatically forfeited, but a full refund should not be assumed where documented, valid deductions remain. This guide concerns tenancies governed by Dubai’s tenancy law.
What to prepare
A first assessment is faster when the core documents and identifiers are organised.
- Tenancy contract, addendum and Ejari
- Deposit receipt or bank-transfer evidence
- Move-in and move-out photographs and inspection reports
- Key-return and handover acknowledgement
- Utility clearances, deduction breakdown and correspondence
Practical steps
- 01
Before moving out, review restoration, cleaning, utility and handover terms in the signed contract.
- 02
Compare dated move-in and move-out photos; record the inspection and any points the parties disagree on.
- 03
Obtain written acknowledgement of returned keys, access cards and vacant possession, with the actual date.
- 04
Request the deposit reconciliation, supporting repair evidence and a stated refund date in writing.
- 05
If unresolved, organise the evidence and assess a claim through the competent rental dispute forum.
Authority and scope boundary
VP Expert can review deductions and prepare a documented demand or dispute. Any contested award and enforcement are matters for the competent rental tribunal and enforcement authority.
Common questions
Does every repainting charge have to be accepted?
No automatic answer applies. Review the agreed obligations, original condition, ordinary wear, alleged damage and supporting cost evidence.
Is there one universal refund deadline stated in Article 20?
Article 20 links the refund to expiry but does not specify a fixed number of days. Check the contract and the facts rather than assuming a universal 7-, 14- or 30-day period.
Can I use the deposit as the final rent payment?
Do not unilaterally treat it as rent. Check the agreement and obtain written confirmation of any agreed set-off.
Primary official sources
Official starting sources
Official procedures can change. Check the live service card and the competent authority before filing.
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