How many days does a Dubai landlord have to return the deposit?

Landlords must return the security deposit within 30 days after the tenancy ends under RERA rules.

What should I do if my deposit is not returned in 30 days?

Send a formal notice. If unpaid after 45 days, file a complaint with RERA or the Dubai Land Department.

Can a landlord deduct for normal wear and tear?

No. Deductions are only allowed for damage beyond normal wear and tear with supporting evidence.

Do I need to cancel Ejari before getting my deposit back?

Yes. Ejari cancellation is required before the landlord processes the final deposit return.

Dubai Rental Deposit Return 2026: Legal Timeline

Security Deposit Return Timeline in Dubai 2026

Under RERA rules, landlords in Dubai must return the full security deposit within 30 days after the tenancy contract ends. This period starts the day after the tenancy termination date listed in Ejari. The deposit covers any unpaid rent, utility bills, or repair costs beyond normal wear and tear.

What Counts as Normal Wear and Tear

Landlords cannot deduct for minor scuffs, faded paint, or small nail holes. Deductions are allowed for broken fixtures, stains on carpets, or damage caused by pets if the contract prohibits them. Tenants should document the property condition with dated photos and a move-out inspection report signed by both parties.

Step-by-Step Process After Tenancy Ends

Complete the final meter reading with DEWA and settle any outstanding bills.
Request the Ejari cancellation from your landlord or agent.
Conduct a joint property inspection and note any agreed deductions in writing.
Provide your bank details for the deposit transfer.
Wait up to 30 days for the funds to reach your account.

If the Deposit Is Delayed Beyond 30 Days

Send a formal written notice to the landlord via email and registered post. Reference the 30-day rule under RERA tenancy laws. Keep copies of all correspondence. If payment is still not received after 45 days, file a complaint through the RERA portal or visit a Dubai Land Department customer service centre. Cases are usually resolved within 2 to 4 weeks after filing.

Common Deductions and How to Challenge Them

Landlords sometimes withhold 500 to 2,000 AED for cleaning or minor repairs. Request an itemised list with receipts. If the amounts seem excessive, dispute them with supporting photos and quotes from service providers. RERA mediators can review evidence and issue a binding decision.

Practical Tips for a Smooth Return

Pay all final utility bills before handover. Remove personal items and clean thoroughly. Keep the original tenancy contract and Ejari certificate until the deposit is received. If you used a real estate agent, ask them to follow up with the landlord during the 30-day window.

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