Tenancy Deposit Deductions in Dubai: The Evidence

Tenancy Deposit Deductions in Dubai: The Evidence

Deposit disagreements in Dubai are decided on evidence, not on recollection. The documentation that carries weight is a dated check-in condition report, dated check-out photographs, service records for items the tenancy made you responsible for, and invoices for work carried out. Contested cases go to the Rental Disputes Settlement Centre, and what you can show is what matters there.

What evidence is worth having

• A check-in condition report, dated and photographed. This is the strongest single document, because it establishes what was already damaged before you occupied the property.
• Check-out photographs, dated, taken once the property is empty and after any restoration work.
• The tenancy contract itself, specifically the clauses on condition, maintenance responsibility and what the deposit covers.
• Service records, particularly AC servicing, which most Dubai tenancies place on the tenant.
• Invoices for repairs, repainting and cleaning you carried out before handover.
• Written correspondence, because a written record of what was agreed is far more useful than a verbal understanding.

Wear and tear versus damage

Dubai tenancy law expects a property to be returned in the same condition excepting normal wear and tear. In practice the distinction is where most disagreements sit. Gradual deterioration from ordinary living generally sits on one side. Holes, breakages, stains, and changes made without approval such as repainting in a different colour generally sit on the other. We can document condition factually and give an honest view of which category an item usually falls into, but we cannot tell you how a specific case will be decided, and anyone who does is guessing.

The formal route

Where a deduction cannot be resolved directly, the Rental Disputes Settlement Centre is the body that hears rental disputes in Dubai, and filings are commonly made through the Dubai REST app. Fees, procedure and timelines are set by the RDSC and change from time to time, so confirm the current position with them rather than relying on a contractor's summary.

What we can and cannot do

We are a licensed maintenance and fit-out contractor. We can produce dated condition reports, carry out restoration to handover standard, and invoice the work in a way that documents it. We are not a legal representative, we do not act in disputes, and we will not promise a deposit outcome. Restoration removes the grounds for a deduction; it does not compel a decision.

General information only, not legal advice. We are a licensed contractor and not a legal or regulatory representative. Rules and procedures change and disputes are decided by the RDSC. Confirm your position before acting.

Related: condition reports, move-out restoration, end of tenancy cleaning.

Book a free site visit

We look at the property, tell you honestly what actually needs doing for your handover documentation, and give you a fixed written quote. No obligation, and no charge for the visit.

Warning signs you should not ignore

Book a free maintenance assessment in Dubai if you notice any of these, and we will diagnose and fix it before it gets worse, with same-day and 24/7 emergency call-outs across the city:

• The same faults that keep coming back
• Juggling several different contractors
• No annual maintenance contract (AMC) in place
• Servicing such as AC, water tank or pumps overdue
• Frequent emergency call-outs and surprise bills
• A new tenancy, handover or move-in to prepare

What our maintenance service in Dubai covers

One accountable team handles the full scope for apartments, villas, townhouses and commercial buildings across Dubai, built for the local climate and to Dubai Municipality, DEWA and developer requirements:

• Preventive AC, electrical and plumbing checks
• Water tank cleaning and disinfection
• Pump, motor and pressure servicing
• Handyman repairs across every trade
• Painting and wall touch-ups
• Pest-control coordination
• Common-area and facade upkeep
• Same-day and 24/7 emergency call-outs
• Annual maintenance contracts (AMC/CMC)
• Move-in and move-out make-good

Approvals and compliance we handle

Burj Al Wasl does not just do the work, we handle the approvals. For your maintenance project in Dubai we prepare the drawings, NOCs and authority submissions so everything is permitted and signed off, with our trade licence and the relevant permit numbers shared on request:

• Dubai Municipality approvals across trades
• DEWA compliance
• DCD fire-safety checks
• Owners-association and developer NOCs

We submit to and follow the standards of Dubai Municipality, DEWA, Dubai Civil Defence.

Brands we service

Our technicians install, service and repair the leading brands used across Dubai for maintenance, sourcing genuine parts so your equipment keeps its performance and warranty:

• Daikin
• O General
• Grohe
• Ariston
• Schneider Electric
• Geberit

AMC vs pay-per-service

How it works

1. Free site visit and property assessment
2. Honest fixed quote or tailored AMC plan
3. Scheduled preventive visits across all trades
4. Priority 24/7 emergency response
5. Clear reporting and aftercare

Typical timeline: AMC preventive visits are scheduled multiple times a year; emergencies are same-day.

How to choose the best maintenance company in Dubai

• One multi-trade team (AC, electrical, plumbing, handyman)
• A transparent AMC scope and honest fixed pricing
• Fast, reliable response and 24/7 emergency cover
• Clear reporting, you always know what was done

Red flags to avoid

• Vague lump-sum quotes with no itemised breakdown (they tend to grow later)
• No portfolio, references or verifiable completed projects
• No clear contract, timeline, payment schedule or aftercare
• Reluctance to handle Dubai authority approvals (Municipality, DEWA, DCD)
• Prices far below the market, usually a sign of cut corners or hidden extras

Approvals, rules and what the law actually says

Requirements

• Under Article 21 of Dubai Law No. 26 of 2007, a tenant must return the property at the end of the tenancy in the condition it was received, except for normal wear and tear or damage beyond their control. (Source: Dubai Law No. 26 of 2007 (Dubai Land Department), checked July 2026)
• Article 20 allows a landlord to hold a security deposit to guarantee upkeep of the property, to be refunded at the end of the contract. (Source: Dubai Law No. 26 of 2007 (Dubai Land Department), checked July 2026)
• Article 16 places responsibility for major maintenance, and for defects affecting the structure or basic habitability, on the landlord during the tenancy. (Source: Dubai Law No. 26 of 2007 (Dubai Land Department), checked July 2026)
• Article 23 provides that a tenant should not remove fixed improvements when vacating unless it has been agreed with the landlord. (Source: Dubai Law No. 26 of 2007 (Dubai Land Department), checked July 2026)
• Where landlord and tenant cannot agree on what counts as wear and tear, the dispute is decided by the Rental Disputes Settlement Centre, not by either party. (Source: Rental Disputes Settlement Centre, checked July 2026)

Authority requirements that can change

These come from the relevant authority but are revised from time to time. Treat them as a starting point and confirm the current position for your property before you rely on them.

• Rental dispute applications, including deposit disputes, are filed through the Rental Disputes Settlement Centre, with Dubai REST as the common digital route. (Source: Dubai REST, checked July 2026)
• For off-plan handovers, Dubai Land Department escrow rules retain a portion of project funds after completion, which supports the developer honouring defect liability in the period following handover. (Source: Dubai Land Department, checked July 2026)

What we typically see in the market

These are observations from working in Dubai, not rules. No authority publishes them as requirements, and your own contract or community may differ.

• Security deposits in Dubai are commonly set at around 5 per cent of annual rent for an unfurnished property and around 10 per cent for a furnished one. This is established market practice rather than a fixed statutory rate, so check what your own tenancy contract states. (Source: Dubai Land Department, checked July 2026)
• Deposit refunds are commonly settled within roughly 30 to 60 days of the tenancy ending once deductions are agreed. Timing is a matter of practice and of what the contract says rather than a fixed statutory deadline. (Source: Dubai Land Department, checked July 2026)

Related services

Clients often pair this with Handover Condition Reports in Dubai, Move-In Deep Clean in Dubai, Between-Tenancy Refurbishment for Dubai Landlords, Off-Plan Handover Inspection in Dubai. Every project is delivered to Dubai Municipality standards.