Moving out of a rented apartment in Dubai can come with unexpected expenses, especially when a landlord or property agency asks the tenant to pay for cleaning, pest control or repainting before returning the security deposit. For residents already managing the cost of living in Dubai, these final charges can become a major concern. The key question is whether such costs are automatically the tenant’s responsibility or whether they only apply in certain circumstances.
Under Dubai rental rules, the answer generally depends on the condition of the property, the tenancy contract and whether the requested work relates to genuine damage or ordinary wear from normal use.
What Does Dubai Rental Law Require From Tenants?
Tenants in Dubai are expected to look after a rented home responsibly during the lease period. Under Article 19 of Law No. 26 of 2007, which regulates the relationship between landlords and tenants in Dubai, a tenant must maintain the property in a reasonable condition. The law also states that a tenant should not carry out alterations or maintenance work without the landlord’s permission and any required official approvals.
In practical terms, tenants should avoid causing damage, should not make unauthorised changes and should return the apartment in an acceptable state at the end of the lease. However, this does not mean that every minor mark, faded wall or sign of regular use can automatically be charged to the tenant.
Must a Tenant Return the Apartment Exactly as New?
Dubai law distinguishes between actual damage and ordinary wear and tear. Under Article 21 of the Dubai Rent Law, a tenant must hand back the property in the same condition in which it was received, except for ordinary wear and tear or damage caused by circumstances outside the tenant’s control. If the landlord and tenant disagree about the condition of the property, the matter can be referred to the competent rental tribunal.
This distinction is important in the Dubai lifestyle, where many residents rent apartments for several years and normal daily living naturally causes some signs of use. For example, minor fading of wall paint, small scuff marks or general ageing may be considered normal wear, depending on the length of the tenancy and the apartment’s condition at handover. Broken fixtures, severe stains, unauthorised alterations or avoidable damage are more likely to justify deductions.
Can a Landlord Charge for Cleaning?
A landlord or real estate agency may request cleaning costs if the apartment is returned in an unusually dirty condition or if the tenancy contract clearly requires professional cleaning before handover. However, a general cleaning charge should not automatically be treated as valid simply because the tenant is moving out.
Tenants should check:
- Whether professional cleaning is specifically mentioned in the tenancy contract.
- Whether the apartment condition goes beyond normal use.
- Whether the landlord can provide photographs, inspection records or invoices supporting the charge.
- Whether a move-in condition report exists for comparison.
If the apartment is returned clean and in reasonable condition, a tenant may challenge an unexplained or excessive cleaning deduction.
Can Tenants Be Charged for Pest Control?
Pest control charges may depend on the cause and timing of the issue. If pests appeared because of poor hygiene or neglect during the tenancy, a landlord may argue that the tenant should cover the cost. However, if the issue is connected to building conditions, shared areas, structural problems or an existing infestation, the tenant may have grounds to dispute the charge.
Before paying, tenants should ask for the inspection findings and evidence showing why the treatment is being attributed to them.
Can a Landlord Deduct Repainting Costs?
Repainting is one of the most common disputes when tenants leave Dubai apartments. A landlord may be able to claim repainting costs if the walls have been damaged beyond reasonable wear, such as through heavy stains, unauthorised paint changes, large holes or significant damage.
A repainting deduction may also be supported if the tenancy agreement clearly states that the tenant must return the property freshly painted or restored at the end of the lease.
However, ordinary deterioration over time is not the same as damage. If paint has faded naturally or minor marks have appeared through normal occupation, the tenant may argue that the cost should not be deducted from the deposit.
What Happens to the Security Deposit?
Security deposits are commonly collected at the start of a Dubai tenancy to cover maintenance or damage discovered after the lease ends. Under Article 20 of Law No. 26 of 2007, a landlord may collect a security deposit at the beginning of the tenancy, but must return the deposit, or the remaining balance after valid deductions, once the rental contract expires.
This means a landlord cannot simply keep the full deposit without explanation. If deductions are made for cleaning, pest treatment or painting, tenants can request evidence showing:
- What work was required.
- Why the tenant is responsible.
- The amount charged.
- Relevant invoices, quotations or inspection photographs.
What Should Tenants Do Before Moving Out?
Residents planning to leave an apartment should prepare before the handover date, especially since moving expenses can add further pressure to the overall cost of living in Dubai. Tenants should review the tenancy contract carefully, take dated photographs and videos of the apartment, keep records of any repairs previously reported, request a written inspection report and ask for an itemised breakdown of any proposed charges.
It is also useful to compare the apartment’s move-out condition with photos or documents from the beginning of the tenancy. Clear evidence can make a major difference if a dispute arises.
What Can Tenants Do If Charges Seem Unfair?
If a tenant believes the charges are unreasonable, excessive or unsupported, the first step is to request written evidence from the landlord or agency. The tenant can ask for copies of invoices, inspection reports, before-and-after photographs and the specific contract clause used to justify any deduction.
If the issue cannot be resolved directly, the tenant may approach Dubai’s Rental Disputes Centre to seek a formal decision regarding the deposit or claimed move-out charges. The centre handles disputes arising from tenancy relationships in Dubai.
Final Thoughts
Tenants in Dubai are responsible for returning rented apartments in good condition, but they are generally not expected to pay for normal wear and tear caused by reasonable everyday use. Cleaning, pest control and repainting costs may be charged when there is evidence of damage, neglect or a clear contractual obligation. However, deductions should be supported and reasonable rather than automatic.
For anyone navigating the Dubai lifestyle, understanding move-out responsibilities before handing back the keys can help avoid unexpected costs and protect the security deposit. This article is intended for general information only and should not be treated as formal legal advice.