Security Deposit Refund in Dubai: Resolving Withholding Disputes in 2026
What is the new DLD process for reclaiming a deposit if the landlord refuses? In 2026, securing a security deposit refund in Dubai has become more structured thanks to the integration of the Deposit Protection scheme within the Dubai REST app.
If a landlord is holding the money unfairly, the main way to get the security deposit back is to submit a formal complaint to the Rental Dispute Settlement Centre (RDSC), which now employs digital move-in and move-out reports as conclusive proof.
The New 2026 Framework for Security Deposit Refund in Dubai
A change is coming in 2026, as the use of the DLD’s digital inspection portal has become mandatory. To secure a refund on the security deposit, tenants are required to have their initial state of move-in documented and approved by both parties on the system. This digital paper trail is the cornerstone of the security deposit protection framework that shields residents from arbitrary deductions.
Key Steps to Ensure Your Refund
- Digital Documentation: Always perform a move-out inspection and upload high-resolution photos to the Dubai REST app to prove the property’s current state.
- The 48-Hour Rule: In accordance with the 2026 law, landlords are advised to return the security deposit within 48 hours after a good final inspection, provided there are no damages.
- Fair Wear and Tear: The landlord deductions law strictly prohibits charges for “fair wear and tear,” such as minor scuffs or aging of fixtures.
- Dispute Initiation: In case of non-resolution through negotiations, Ejari suggests filing a RERA deposit dispute through the RDSC portal, which will activate a formal examination.
Can Landlords Deduct Painting Costs in 2026?
The Ejari team receives a lot of questions about painting fees. In the current landlord-deductions ruling, a landlord cannot hold back for repainting in a tenant’s security deposit refund unless the walls were damaged beyond normal wear and tear or painted a non-neutral color without prior consent.
RDSC has clarified that cleaning, painting professionally, etc., is usually a landlord’s duty to get the unit ready for the next tenant. If your landlord tries to charge for any of these services, your security deposit refund in Dubai will be safe as long as you have a move-out inspection report stating that the unit was left clean and fit for occupation.
How to Use the Security Deposit Protection Scheme
The 2026 security deposit protection scheme is intended to function like an escrow service. When you pay your security deposit, the money can be logged into the DLD system, which makes the security deposit return in Dubai process more transparent. The Ejari team recommends that all tenants check the status of their deposit during the Ejari registration process to make sure it appears in their digital vault.
Utilizing the RDSC for a RERA Deposit Dispute
If a landlord refuses to communicate, you must file a RERA deposit dispute. This process involves:
- Demand Letter: A formal notice requesting a refund of the security deposit by email or registered mail.
- Case Filing: Upload your Ejari certificate and the move-out report on the RDSC website.
- Mediation: RDSC usually provides a conciliation hearing, and the Ejari team often observes cases being settled prior to being presented to a judge.
Understanding the RDSC Timeline and Legal Rights
Processing time for a withholding case has been dramatically reduced in 2026. When you claim a security deposit refund in Dubai, the mediation phase usually takes 7 to 10 working days. If a settlement is not reached, a final order is generally issued within 30 days, so that tenants are not strung along without their money for long periods.
What Ejari stresses is that the law is intended to be fair for all parties. That said, the landlord may also apply the deposit for actual repairs to the property, provided they submit third-party invoices. However, without an Ejari registration and a move-out inspection sign-off, a landlord will have a hard time trying to justify holding on to a security deposit refund in Dubai in court.
Conclusion
Navigating the return of your funds does not have to be a stressful experience. By understanding the landlord deductions law and utilizing the latest digital tools provided by the DLD, you can ensure a smooth security deposit refund in Dubai.
The team at Ejari is dedicated to helping residents maintain compliant documentation from move-in to move-out. We believe that transparency is the best way to prevent a RERA deposit dispute and maintain a healthy rental market for everyone.
Is your landlord refusing to return your funds? Let the team at Ejari review your documentation and guide you through the latest recovery process today.
FAQs
What is the maximum deduction for minor cleaning?
If a tenant fails to return the unit in a clean state, a landlord may deduct a reasonable professional cleaning fee, but they must provide a valid receipt to the RDSC.
Does the security deposit protection cover commercial leases?
Yes, the 2026 security deposit protection rules apply to both residential and commercial Ejari contracts, though specific commercial terms may vary.
What if the landlord claims the repair costs exceed the deposit?
The landlord can file a counter-claim at the RDSC, but they must prove the damage was caused by the tenant and was not pre-existing.
How do I get my security deposit refund in Dubai if the landlord is overseas?
The process remains the same. The RDSC can issue judgments and freeze the landlord’s rental income from the property until the security deposit refund in Dubai is settled.