Recovering Rental Deposit in Dubai: Complete Guide and Legal Actions in Case of Landlord Refusal

In Dubai, the rental deposit is fully refundable, provided that the property is returned in the same condition it was received and there are no outstanding bills. This is specified in Law No. 26 of 2007 in Dubai.

However, many tenants face delays or disputes when recovering their deposits. If a landlord refuses to return the deposit without a valid reason, tenants can pursue the matter through the Dubai Rental Disputes Center.

What is a Rental Deposit in Dubai?

Before moving into a rental property, landlords require tenants to pay a refundable deposit. This deposit is intended to cover potential damages to the property or unpaid bills and should be returned after vacating the unit, provided conditions are met.

Standard rental deposit amounts
- Unfurnished properties: 5% of annual rent
- Furnished properties: 10% of annual rent

The exact amount may vary depending on the agreement between the tenant and landlord, so it is essential to review the rental contract carefully.

How to Avoid Rental Deposit Issues?

Tenants should take actions during the rental period to minimize the risk of disputes upon vacating.

Before Moving In

• Conduct a thorough inspection of the property
• Take detailed photos and videos of the unit, including pre-existing damages
• Share this documentation with the landlord to create a clear record
• Carefully review the terms and conditions of the rental agreement

During the Rental Period

• Report any issues or minor changes to the landlord or building management immediately
• Keep written records of repair requests or approvals

When Vacating

• Adhere to the notice period specified in the contract
• Remove all personal belongings
• Arrange for a deep cleaning of the property to avoid additional cleaning costs
• Pay all outstanding bills including electricity and water (DEWA), internet, and phone
• Document the apartment again with photos or videos after cleaning and repairs

Landlords are allowed to deduct from the deposit in case of damage to the property, lack of cleaning, or unpaid bills. However, if you have clear documentation, you will have a better chance of receiving the full deposit back.

What to Do If the Landlord Refuses to Return the Deposit?

If the landlord refuses to return the rental deposit:

• Send a formal email or written message detailing the contract and your rights under Dubai rental laws
• Try to resolve the matter amicably, as this is always preferred
• If the landlord still refuses to return the deposit, you can pursue the matter by filing a complaint at the Rental Disputes Center

Registering a 'Writ of Payment' through the Rental Disputes Center

In disputes between tenants and landlords, tenants can request a writ of payment through the online portal of the Rental Disputes Center. This is a legal petition requesting the Dubai Land Department to enforce the law and compel the landlord to pay the owed amount.

You can register a writ of payment if you are unable to recover your deposit after formally notifying the landlord.

Required Documents

To register a request, you will need the following documents:

• A recent copy of the rental contract (lease) with an official Arabic translation
• Written proof of the specified amount owed that must be paid immediately
• Proof of the debtor's residence
• Proof that the debtor has been formally notified of the amount claimed
• Proof that the debtor has acknowledged receipt of the payment commitment
• Return memo of the check issued by the relevant bank (if applicable)
• Signed declaration confirming the accuracy of the provided information and indemnity guarantee
• A copy of the applicant's Emirates ID
• For companies: Emirates ID of the manager (as stated in the commercial license) and a valid commercial license
• A letter or bank statement showing the applicant's IBAN
• Supporting documents such as correspondence, notices, electricity and water bills, checks, power of attorney, or management contracts

How to Register a Writ of Payment

You can complete this process through the Rental Disputes Center website or through property service provider centers:
- Visit the Rental Disputes Center website - rdc.gov.ae and select the option Register a Writ of Payment in the Services section, then click Access Service

• Log in using your UAE Pass or Emirates ID number
• Upload all required documents
• Ensure that at least five days have passed since the payment notice was received by the landlord
• Confirm that all documents are provided in Arabic or legally translated into Arabic
• Pay the relevant service fees

Once the payment is completed, the registered case will be reviewed by a judge. The ruling will be issued through the website and sent to your email. If the ruling is in your favor, you will go to the Dubai Land Department to receive the deposit.

Rental Deposit Dispute Registration Fees

• 3.5% of the claimed amount, with a minimum of 500 AED and a maximum of 15,000 AED
• 25 AED - registration of power of attorney (if applicable)
• 10 AED - knowledge fee
• 10 AED - innovation fee
• 100 AED - process service fee

If the request is registered through a property service provider center, an additional partner service fee of 130 AED plus VAT will apply.

Source: Gulf News