Security Deposit Return Rights in the UAE (2026 Legal Guide) — Rules & Requirements
About this article
Sourced from Omani royal decrees, ministerial decisions, and the Basic Statute of the State. Written in plain language for general understanding — this is educational content, not legal advice. Our editorial standards
What is this right?
Most UAE landlords require a security deposit at the start of a tenancy:
- Typical amount: Security deposits are usually 5% of annual rent for unfurnished properties and 10% for furnished properties. These are customary amounts, not set by law.
- Purpose: The deposit covers unpaid rent, damages beyond normal wear and tear, or unpaid utility bills.
- Return: The landlord must return the deposit (minus legitimate deductions) when you move out and hand over the property in good condition.
- Normal wear and tear: The landlord cannot deduct for normal ageing of the property — faded paint, minor scuff marks, and general wear are your landlord's responsibility.
When does it apply?
- You paid a security deposit at the start of your tenancy.
- Your lease is ending or you are moving out.
- The landlord wants to make deductions from your deposit.
What to Do If Your UAE Landlord Refuses to Return Your Security Deposit
- Document the property's condition with photos and video when you move in and when you move out.
- Request a detailed written statement of any deductions the landlord wants to make.
- If the landlord refuses to return your deposit, file a case with the Rental Dispute Settlement Centre.
- Get a receipt for the deposit when you pay it, and note the amount in your tenancy contract.
What should you NOT do?
- Do not pay a deposit without getting a receipt — you need proof of payment.
- Do not accept unreasonable deductions — normal wear and tear is not your responsibility.
- Do not forget to clear your utility bills before moving out — DEWA or other utility debts can be deducted from your deposit.
About Housing Rights in Oman
UAE housing law is set per emirate, not federally. Your lease must be registered — Ejari in Dubai, Tawtheeq in Abu Dhabi — or no dispute body will touch it. Dubai rent increases follow the RERA Rent Index with 90 days' written notice; eviction needs valid grounds and 12 months' notice. Security deposits are typically 5% (unfurnished) or 10% (furnished) of annual rent. Disputes go to the Rental Disputes Settlement Centre (RDSC) in Dubai or the Abu Dhabi Judicial Department (ADJD) in Abu Dhabi.
Common Questions
What is the security deposits & return right in Oman?
Most UAE landlords require a security deposit at the start of a tenancy:Typical amount: Security deposits are usually 5% of annual rent for unfurnished properties and 10% for furnished properties. These are customary amounts, not set by law.Purpose: The deposit covers unpaid rent, damages beyond normal wear and tear, or unpaid utility bills.Return: The landlord must return the deposit (minus legitimate deductions) when you move out and hand over the property in good condition.Normal wear and tear: The landlord cannot deduct for normal ageing of the property — faded paint, minor scuff marks, an...
When does it apply — security deposits & return?
You paid a security deposit at the start of your tenancy.Your lease is ending or you are moving out.The landlord wants to make deductions from your deposit.
What should I do if my landlord in the UAE will not return my security deposit?
Document the property's condition with photos and video when you move in and when you move out.Request a detailed written statement of any deductions the landlord wants to make.If the landlord refuses to return your deposit, file a case with the Rental Dispute Settlement Centre.Get a receipt for the deposit when you pay it, and note the amount in your tenancy contract.
What should you NOT do — security deposits & return?
Do not pay a deposit without getting a receipt — you need proof of payment.Do not accept unreasonable deductions — normal wear and tear is not your responsibility.Do not forget to clear your utility bills before moving out — DEWA or other utility debts can be deducted from your deposit.