Normal Wear and Tear vs Chargeable Damage in Dubai Rentals

Normal Wear and Tear vs Chargeable Damage in Dubai Rentals

Normal wear and tear is the gradual deterioration that happens simply from living in a property, and a Dubai tenant is not responsible for it. Damage is deterioration caused by accident, misuse, neglect or an unapproved change, and a landlord can reasonably charge for that. The line between them is where nearly every deposit argument in Dubai actually sits.

Why this is contested so often

The law sets the principle but not a checklist. Article 21 of Dubai Law No. 26 of 2007 requires a tenant to return the property in the condition it was received, excepting normal wear and tear. What it does not do is define, item by item, where reasonable ageing stops and chargeable damage begins. So both sides argue from the same sentence and reach opposite conclusions, and where they cannot agree the Rental Disputes Settlement Centre decides.

Item by item, what usually falls where

This reflects how these items are commonly treated in practice. It is a guide to help you prepare, not a ruling, and your own tenancy contract may say something different.

The three questions that usually settle it

1. Would this have happened anyway with ordinary use over the same period? If yes, it points to wear and tear.
2. Was it caused by a specific act, accident or neglect? If yes, it points to damage.
3. How long was the tenancy? The same worn carpet reads very differently after eight months than after five years, because reasonable ageing is proportionate to time.

Betterment: why a landlord cannot always charge the full cost

If an item was already part-worn when you moved in, replacing it new leaves the landlord with something better than they had. That is why full replacement cost is often not the fair figure for an aged item, and why the age and condition at check-in matter so much to the conversation.

What actually decides it: evidence

Almost every one of these arguments comes down to a single question that neither side can answer without a record: was it already like that? A dated, photographed check-in condition report answers it in seconds. Without one, the outcome depends on who argues more persuasively, which is a poor way to decide who pays. See property condition reports.

If you disagree with a deduction

Raise it in writing with the landlord or agent first, with your evidence attached, because most deductions are resolved at that stage. If it cannot be agreed, the Rental Disputes Settlement Centre is the body that decides. See how a deposit dispute works.

Where we fit in

We are a contractor, not a legal adviser. What we do is practical: document the condition, and where work is genuinely needed, restore the property to handover condition before the final inspection so there is nothing left to deduct for. See move-out restoration and end-of-tenancy painting.

Get a fixed quote

We visit the property, tell you what genuinely needs doing for your handover, and put a fixed price in writing. The visit is free and there is no obligation.

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

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 Villa Maintenance in Dubai Hills Estate, Villa Maintenance in Arabian Ranches, Handyman Services in Dubai, Building Annual Maintenance Contracts (AMC). Every project is delivered to Dubai Municipality standards.