Move-Out Cleaning in Dubai: How to Get Your Security Deposit Back

In most Dubai tenancies, the security deposit is a significant sum, and it is easy to lose part of it through deductions that could have been avoided. Landlords and agents are not always unreasonable, but a dirty oven, a grimy AC grille or a wall full of nail holes makes deductions easy to justify.

This guide explains what landlords look at, where the line falls between normal wear and tear and damage, and how to prepare the property so the handover goes smoothly. It also covers what to do if you still cannot agree.

What the law says, in brief

For most properties in Dubai, tenancies are governed by Law No. 26 of 2007, as amended. Two articles matter most at move-out:

• Article 20 allows the landlord to take a security deposit to cover maintenance. The landlord must refund the deposit, or the balance after legitimate deductions, at the end of the tenancy.
• Article 21 requires the tenant to return the property in the condition it was received, except for ordinary wear and tear or damage caused by reasons outside the tenant’s control.

Your tenancy contract can add specific obligations, such as repainting or a professional clean. Read the contract and any addendum carefully before move-out. It is the document the landlord will rely on.

What landlords and agents typically check

A move-out inspection in Dubai usually covers:

• Walls: marks, nail and screw holes, crayon, scuffs behind furniture, non-original paint colours
• Floors: stains, scratches, chipped tiles, water damage to wooden floors
• Kitchen: grease on hob, hood and splashback, inside of oven, fridge, cupboards and drawers
• Bathrooms: limescale, mould in silicone, blocked drains, broken fittings
• AC: dirty grilles and filters, water leaks, thermostat working
• Fixtures: light bulbs, door handles, window locks, blinds and curtain rails
• Keys and access cards: all returned, including parking and pool cards
• Pests: any sign of cockroaches, bed bugs or ants
• Balconies and gardens: swept, pots removed, villa gardens left in reasonable condition

Normal wear and tear vs damage

This is where most disputes start. There is no exhaustive official list, but the distinction is broadly this:

Usually wear and tear	Usually damage
Light scuffs and faded paint from normal living	Large stains, crayon, holes, or a non-approved paint colour
Slight wear on carpets in walkways	Burns, pet damage, large permanent stains
Minor scratches on floors from everyday use	Deep gouges, water-damaged wooden flooring
Small loose fittings from age	Broken doors, cracked sinks, missing fixtures
Some fading on blinds from the sun	Torn or snapped blinds
A few small picture-hook holes (depending on the contract)	Many large holes or anchors left in walls

Keep in mind how long you have lived there. Paint after five years is expected to look more tired than paint after one.

Repainting clauses

Repainting is one of the most common deduction points in Dubai. As a general rule, landlords cannot charge for standard repainting caused by ordinary ageing unless the contract clearly says otherwise. Many Dubai contracts and addenda do include a repainting clause, so check yours.

Your options:

1. The contract requires repainting. Arrange it yourself before handover and keep the invoice. Using the original colour and finish matters. Booking professional painting is often cheaper and cleaner than accepting a landlord’s quote.
2. The contract is silent. Fill small holes, touch up obvious marks and leave the rest. If the landlord tries to deduct for a full repaint, ask for the clause they are relying on.
3. You painted a feature wall. Return it to the original colour unless you have written permission to leave it.

The room-by-room deep-cleaning checklist

Start after everything has been moved out. Cleaning around boxes never works well.

Kitchen

• Degrease the hob, extractor hood and filters
• Clean the oven inside and out, including racks and the glass door
• Empty, defrost and clean fridge and freezer; leave doors ajar
• Wipe inside every cupboard and drawer
• Descale taps and sink; clear the drain
• Clean the dishwasher filter and washing machine drawer and seal

Bathrooms

• Remove limescale from showers, glass screens, taps and heads
• Clean grout; treat or replace mouldy silicone
• Clean toilets thoroughly, including the base and behind
• Clear drains and wipe exhaust fans

Bedrooms and living areas

• Wipe skirting boards, doors, frames and switches
• Clean inside wardrobes, including shelves and rails
• Clean windows, tracks and frames
• Dust blinds, curtain rails and light fittings
• Vacuum and mop floors; clean carpets if stained

Balconies, gardens and storage

• Sweep and wash balcony floors and glass
• Remove plants, pots and anything you added
• Clear maids’ rooms, storerooms and the garage

A full deep clean covers all of this in a single visit. That is useful when you are also juggling a move and the handover appointment is fixed.

AC and duct cleaning

Dubai landlords pay close attention to AC units because they are expensive to fix and easy to see. Dusty grilles, blocked filters or a musty smell are common reasons for deductions.

Book AC cleaning close to the end of your tenancy. Keep the receipt with your handover documents in case the landlord queries the condition.

Pest control

If you have seen cockroaches or other pests during the tenancy, deal with them before handover. A pest treatment after you move out, with a receipt, shows the property was handed back in good condition. Some contracts specifically require it. RM Movers offers safe pest control treatments suitable for empty homes before handover.

Photos, inspection reports and paperwork

Evidence is what wins deposit disputes.

• At move-in, take dated photos and video of every room and record existing damage in writing. If you have a move-in inspection report, keep it.
• At move-out, repeat the same photos from the same angles after cleaning.
• Attend the handover inspection and ask for any issues to be listed in writing.
• Get the DEWA final bill and clearance certificate, plus district cooling clearance if your building has it. Landlords often hold the deposit until they see these.
• Keep the signed handover form or key return receipt.
• Ask for an itemised list of deductions, with photos and repair quotes or invoices.

If you cannot agree: the Rental Disputes Centre

Start with a written request. Send the landlord or agent an email asking for the deposit, or the undisputed balance, by a clear date, typically five to seven days. Refer to Articles 20 and 21 and attach your evidence.

If that fails, you can file a claim with the Rental Disputes Centre (RDC) at Dubai Land Department, still widely known as the Rental Dispute Settlement Centre (RDSC). Key points:

• Claims are filed online through the centre’s services.
• You will typically need your Ejari contract, Emirates ID, bank details and supporting documents.
• Cases can go through an amicable settlement stage first. A settlement reached there is enforceable.
• There are filing fees, calculated on the value of the claim. Check the current fees on the Dubai Land Department website before filing.
• Properties in the DIFC fall under a separate legal regime and are not handled by the RDC.

For many tenants, simply showing that they know the process and have photos is enough to settle the matter without a claim.

Make the handover easy

Book the move, the clean, any painting and the AC service so they finish before the handover inspection. If you are using RM Movers for the move, we can schedule cleaning, painting, AC cleaning and pest control for the empty property straight after the truck leaves.

Get a fixed quote

Want a move-out clean, paint touch-up or AC service done before your handover date? Tell us the property size, what your contract requires and your inspection date, and we will send a fixed, transparent quote. Contact us here.