You've Got AED 15,000 Sitting in Other People's Accounts
Here's something that hits every tenant when they start planning a move: the money. Not the cost of movers or the new apartment's deposit — the money you've already paid and forgotten about. The rental deposit to your landlord. The DEWA deposit. The building's move-in deposit. Maybe a chiller deposit if you're in a district cooling area. The Ejari registration fee.
For a typical 2-bedroom apartment in Dubai, those deposits add up to AED 12,000–18,000. That's not small change. And getting it all back requires a specific sequence of steps — miss one, and you're chasing refunds for months.
We've watched clients leave Dubai without recovering thousands of dirhams simply because they didn't know the process. This guide walks through every deposit, how to claim it, and what to do when a landlord tries to withhold.
Deposit #1: Rental Security Deposit
The biggest one. By law, it's 5% of annual rent for unfurnished apartments or 10% for furnished. On a 2-bedroom unfurnished apartment renting at AED 100,000 per year, that's AED 5,000.
How to Get It Back
- Give proper notice. Your tenancy contract specifies the notice period — usually 60 or 90 days before the contract end date. Send it in writing (email is fine, but keep a record).
- Cancel your Ejari. Visit a typing centre or do it online through the Dubai REST app. You'll need the landlord's cooperation for this, so start early.
- Schedule an inspection. Most landlords or their agents will do a walkthrough before the move-out date. Be present for this.
- Document everything. Take photos and video of every room before you move anything out. Timestamp them.
- Request the refund in writing. After the inspection, send a formal request for deposit return with your bank details.
Legal timeline: There's no specific law mandating a return deadline, but RERA considers 30 days reasonable. In practice, straightforward cases take 2–4 weeks. Complicated ones (disputed damage, unresponsive landlord) can drag on for months.
What Landlords Can Legally Deduct
Landlords can deduct for actual damage beyond normal wear and tear. That's the legal standard. A scuffed wall after two years of living there? That's wear and tear — not deductible. A hole in the wall where you mounted a TV? That's damage — deductible.
Common legitimate deductions:
- Unpainted walls if the contract requires repainting on exit (check your contract)
- Broken fixtures (damaged door handles, cracked tiles)
- Missing items in furnished apartments
- Unpaid utility bills
Common illegitimate deductions landlords try:
- "Professional cleaning fee" of AED 2,000+ (unless your contract specifically requires it)
- Repainting the entire apartment after a 3-year tenancy (wear and tear)
- Replacing appliances that were already old when you moved in
If your landlord withholds unreasonably, file a case with RERA's Rental Disputes Centre. The filing fee is 3.5% of annual rent (minimum AED 500, maximum AED 20,000). It sounds steep, but if your deposit is AED 10,000, the AED 500 filing fee is a worthwhile investment.
Deposit #2: DEWA Deposit
When you activated DEWA (electricity and water), you paid a deposit: AED 2,000 for an apartment or AED 4,000 for a villa.
How to Get It Back
- Log into the DEWA app or website
- Request "Final Bill" or "Disconnection"
- Pay any outstanding balance on the final bill
- The deposit is credited against the final bill, and any remaining balance is refunded
Timeline: DEWA processes refunds within 2–4 weeks. The refund goes to the credit card or bank account used for the original deposit. If you paid via cash, you'll need to visit a DEWA office with your Emirates ID.
Critical timing: Don't cancel DEWA until you've moved out. If you cancel early and your new tenant activates their connection, your deposit can get tangled in the system. Cancel on your last day in the apartment.
For the full DEWA process, see our DEWA transfer guide.
Deposit #3: Building Move-In/Move-Out Deposit
When you moved in, building management likely charged a refundable deposit — AED 1,000 to AED 5,000 depending on the developer. This covers potential damage to common areas (lobby, elevator, corridors) during your move.
How to Get It Back
After your move-out, building management inspects the common areas. If no damage, they process the refund. Timeline varies by developer:
- Emaar: 30–45 days via Sakani portal
- Nakheel: 15–30 days via My Nakheel app
- Dubai Properties: About 30 days via RealConnect
- Smaller developers: Wildly variable — follow up weekly
The key: use professional movers who protect common areas during the move. We use corridor runners, elevator padding, and door frame protectors on every move. If damage does occur and it's our fault, our insurance covers it — not your deposit.
Deposit #4: Chiller Deposit (District Cooling)
If your building uses district cooling (common in Dubai Marina, Downtown, Business Bay, JLT, and newer communities), you paid a separate deposit to the chiller company — usually Empower or National Central Cooling (Tabreed).
- Empower: AED 2,000–3,000 deposit. Request disconnection through the Empower app. Refund within 30 days.
- Tabreed: Similar deposit and process. Call their customer service line to initiate disconnection.
Don't forget this one. It's the deposit people most commonly lose because they didn't even remember paying it. Check your move-in paperwork — if you see an Empower or Tabreed receipt, you've got money to recover.
The Complete Deposit Recovery Timeline
| Deposit | Typical Amount (2BR) | How to Claim | Refund Timeline |
|---|---|---|---|
| Rental Security | AED 5,000–10,000 | Written request to landlord | 2–4 weeks (or RERA dispute) |
| DEWA | AED 2,000 | DEWA app/website | 2–4 weeks |
| Building | AED 1,000–5,000 | Developer portal/office | 15–45 days |
| Chiller | AED 2,000–3,000 | Empower/Tabreed app | 30 days |
Total recoverable: AED 10,000–20,000 for a typical 2-bedroom apartment. That's enough to cover your entire moving cost and then some.
The Move-Out Checklist for Maximum Deposit Recovery
- 60–90 days before: Send written notice to your landlord
- 30 days before: Schedule the building inspection. Start Ejari cancellation
- 2 weeks before: Book your movers and request a move-out permit from building management
- 1 week before: Take timestamped photos of every room, appliance, and fixture
- Move day: Complete the move. Ensure movers protect common areas
- Day after: Cancel DEWA and chiller services. Get final bills
- Same week: Complete Ejari cancellation. Return keys to landlord with a signed handover document
- Follow up: Send deposit refund requests to landlord, building management, DEWA, and chiller company
For the complete exit process beyond just deposits, check our moving out of Dubai checklist.
When Things Go Wrong: The RERA Process
Landlord not returning your deposit? Not responding to messages? Claiming damage that doesn't exist?
File a complaint with RERA's Rental Disputes Centre. The process:
- Attempt amicable resolution first (send a formal demand letter via email)
- If no response in 14 days, file online through Dubai REST app or visit the RDC office
- Pay the filing fee (3.5% of annual rent, minimum AED 500)
- Attend the hearing (usually scheduled within 2–4 weeks)
- If ruled in your favour, the landlord has 15 days to comply
The filing fee is refundable if you win. And honestly? Most landlords settle once they receive the RERA notification. The threat of a formal dispute is usually enough.
Need help coordinating your move-out? Get a free estimate and we'll help you plan the logistics while you focus on recovering your deposits.
Frequently Asked Questions
How much security deposit can a landlord charge in Dubai?
By law, landlords can charge 5% of annual rent for unfurnished properties and 10% for furnished properties. On a 2-bedroom apartment renting at AED 100,000 per year unfurnished, the maximum deposit is AED 5,000. Any amount above these percentages is technically not enforceable, though some landlords try.
How long does DEWA take to refund the deposit?
DEWA typically refunds deposits within 2–4 weeks after you request a final bill and disconnection. The deposit amount (AED 2,000 for apartments, AED 4,000 for villas) is first credited against any outstanding balance on your final bill. The remainder is refunded to the original payment method.
What can I do if my landlord won't return my security deposit?
First, send a formal written demand with a 14-day deadline. If that fails, file a complaint with RERA's Rental Disputes Centre via the Dubai REST app. The filing fee is 3.5% of annual rent (minimum AED 500, refundable if you win). Hearings are typically scheduled within 2–4 weeks, and most landlords settle once they receive the RERA notification.
