Tenant Moving Rights and Responsibilities in Dubai

Know Your Rights

Moving as a tenant in Dubai involves understanding your legal rights and fulfilling your obligations. This guide covers the key aspects of tenant moves, helping you avoid disputes and ensure a smooth transition.

Lease Termination and Notice

Standard Notice Requirements

• Most contracts require 60-90 days notice
• Notice must be provided in writing
• Check your specific lease terms
• Early termination may incur penalties

End of Contract

At lease end:

• You can leave without penalty (with proper notice)
• Landlord may offer renewal terms
• Market rate adjustments are regulated
• RERA calculator determines allowed rent increases

Early Termination

Breaking a lease early:

• Review your contract's early termination clause
• Common penalty: 1-2 months rent
• Some contracts don't allow early termination
• Negotiate with landlord if possible

Security Deposit Recovery

What to Expect

• Standard deposit: 5% annual rent (unfurnished), 10% (furnished)
• Should be returned within 30 days of move-out
• Deductions only for damages beyond normal wear
• Get itemized list of any deductions

Protecting Your Deposit

• Document condition at move-in (photos, video)
• Report issues to landlord in writing during tenancy
• Request joint inspection before move-out
• Keep records of all maintenance requests

Disputing Unfair Deductions

• Request written justification
• Provide your move-in documentation
• File complaint with RERA if unresolved
• Rental Dispute Settlement Centre handles cases

Ejari Cancellation

Process

1. Inform landlord of intended move-out date
2. Landlord initiates Ejari cancellation
3. Alternatively, file for cancellation with termination letter
4. DEWA requires Ejari cancellation for final bill

Required Documents

• Original tenancy contract
• Emirates ID copy
• Termination agreement (if early)
• Move-out date confirmation

DEWA Final Bill

Process

• Apply for disconnection 2-3 days before move-out
• Final meter reading scheduled
• Security deposit refunded (minus final bill)
• Takes approximately 2 weeks for refund

Tips

• Take photos of meters on move-out day
• Provide forwarding contact for refund
• Clear any outstanding balance first

Move-Out Inspection

What Landlords Check

• Walls (marks, holes, damage)
• Flooring condition
• Kitchen appliances and fixtures
• Bathroom fixtures and tiles
• AC units and filters
• Windows and blinds
• Door locks and handles

Normal Wear vs. Damage

Normal wear (not chargeable):

• Faded paint from sunlight
• Minor carpet wear in high-traffic areas
• Small nail holes from pictures
• Worn door handles from regular use

Damage (chargeable):

• Large holes in walls
• Stained or burned carpets
• Broken fixtures
• Pet damage
• Unauthorized alterations

Professional Cleaning

Is It Required?

• Check your lease—some require professional cleaning
• Common for furnished apartments
• Cost: AED 300-800 depending on size
• Keep receipt as proof

Key Return

Best Practices

• Return all keys and access cards
• Get signed receipt from landlord/agent
• Document the handover
• Confirm in writing when deposit will be returned

Building Move-Out Permits

Requirements

• Apply 3-7 days in advance
• Landlord/agent may need to authorize
• Deposit often required (separate from security deposit)
• Restricted hours typically apply

Dispute Resolution

If issues arise:

• First: Written communication with landlord
• Second: Involve property management company
• Third: RERA complaint or Rental Dispute Centre
• Document everything throughout

What Are the Most Common Tenant-Landlord Disputes When Moving?

Understanding common disputes helps you prepare and avoid them:

Excessive Security Deposit Deductions

The most frequent dispute. Landlords sometimes deduct for normal wear and tear, which is not permitted under Dubai tenancy law.

Your rights: Normal wear includes: minor scuff marks on walls, faded paint from sunlight, light carpet wear in high-traffic areas, small nail holes from picture hanging, and worn door handles. Landlords can only deduct for actual damage beyond normal use.

Protection strategy: Document everything at move-in with dated photos and video. Send these to your landlord via email (creating a record). At move-out, request a joint walk-through and insist on written justification for any deductions.

Cleaning Standard Disputes

Landlords may claim the property is not sufficiently clean. Some contracts specify professional cleaning is required.

Protection strategy: Always hire a professional cleaning company. Keep the receipt and take photos after cleaning. This costs AED 300-800 but protects your full deposit (typically 5% of annual rent - far more than the cleaning cost).

Maintenance and Repair Charges

Landlords sometimes charge departing tenants for pre-existing maintenance issues.

Your rights: Under Dubai tenancy law, structural repairs and AC system maintenance are the landlord's responsibility. Tenants are responsible for damage they cause and minor maintenance (e.g., replacing light bulbs). Keep records of all maintenance requests submitted during your tenancy.

What Is the Correct Timeline for Tenant Move-Out?

Follow this timeline to protect your rights and ensure a smooth transition:

Timeframe	Action
90-60 days before	Provide written notice to landlord (check contract for required period)
60 days before	Begin apartment search if moving locally. Start decluttering.
30 days before	Apply for move-out permit from building. Book moving company.
14 days before	Apply for DEWA disconnection. Request Ejari cancellation.
7 days before	Confirm all permits. Schedule professional cleaning. Book moving day.
3 days before	Final packing. Defrost refrigerator. Remove wall fixtures.
Move-out day	Complete move. Clean. Final walk-through with landlord/agent.
Within 48 hours	Return keys. Get signed key receipt. Confirm deposit return timeline.
Within 30 days	Receive security deposit refund. Follow up if not received.

How Does the RERA Rent Calculator Protect Tenants?

If you are moving because of a rent increase, know your rights:

• Dubai's RERA (Real Estate Regulatory Agency) maintains a rent index that determines the maximum allowable rent increase
• Landlords must provide 90 days written notice for any rent increase
• Use the RERA rent calculator (available on the DLD Smart Rental Index) to check if your increase is legal
• If your rent is below the average RERA rate for similar properties: increases of 5-20% may be permitted depending on how far below market
• If your rent is at or above market rate: no increase is allowed
• Any increase above the RERA calculator's determination can be challenged at the Rental Dispute Settlement Centre

If you are considering moving due to a rent increase, always check the RERA calculator first - you may have stronger negotiating power than you think.

What Are Your Rights if the Landlord Wants to Evict You?

Dubai law protects tenants against arbitrary eviction. Landlords can only evict for specific legal reasons:

• Personal use: Landlord wants to use the property themselves. Must provide 12 months written notice via notary public.
• Property sale: If the new owner wants personal use. Same 12-month notice requirement.
• Major renovation: Requiring tenant to vacate. Must have municipality permit. 12 months notice required.
• Demolition: Government-ordered or developer-planned. 12 months notice.
• Non-payment: After 30-day written notice to pay arrears.
• Subletting without permission: If explicitly prohibited in the contract.

In all cases involving eviction, the landlord must follow the proper legal process. Changing locks, cutting utilities, or harassment is illegal. If you face illegal eviction pressure, contact the Rental Dispute Settlement Centre immediately.

Frequently Asked Questions About Tenant Moving Rights

How long does the landlord have to return my security deposit?

While there is no specific statutory timeline, industry standard is 30-60 days from vacancy. If the landlord does not return the deposit within a reasonable period, file a case with the Rental Dispute Settlement Centre. The filing fee is 3.5% of the annual rent (minimum AED 500, maximum AED 20,000).

Can my landlord keep my deposit for normal wear and tear?

No. Under Dubai law, security deposits can only cover actual damage beyond normal wear and tear. Faded paint, light carpet wear, and small nail holes are normal wear. Broken fixtures, large wall holes, stained carpets, and pet damage are chargeable. See our complete moving guide for more on administrative requirements.

Do I need to cancel Ejari before moving out?

Yes. Ejari must be cancelled to process your DEWA final bill and security deposit refund. The landlord should initiate cancellation, but you can also file for cancellation with a termination letter. Required documents: original tenancy contract, Emirates ID, and termination agreement.

What happens if I break my lease early?

Early termination penalties depend on your contract terms. Common penalties include 1-2 months' rent or the remainder of the contract period (whichever is less). Some contracts prohibit early termination entirely. Always negotiate an early termination clause before signing a new lease.

Can I withhold rent if the landlord does not make repairs?

No. Withholding rent is not permitted under Dubai tenancy law, even if the landlord fails to make repairs. Instead, file a complaint with RERA or the Rental Dispute Settlement Centre. Withholding rent can be used against you in a dispute.

What happens to my Ejari if I sublet part of the apartment?

Subletting without the landlord's written consent is a valid ground for eviction in Dubai. If your lease prohibits subletting (most do), doing so risks eviction and forfeiture of your security deposit. If you need to share accommodation costs, discuss the arrangement with your landlord and get written approval. Some landlords will agree to a formal room-sharing arrangement documented in the tenancy contract.

What Are Your Rights Regarding Maintenance and Repairs When Moving Out?

Understanding the distinction between landlord responsibilities and tenant responsibilities prevents unfair charges at move-out:

Maintenance Type	Responsibility	Notes
AC system repair/service	Landlord	Including annual servicing, duct cleaning, filter replacement
Plumbing issues (leaks, blockages)	Landlord	Unless caused by tenant misuse
Electrical system faults	Landlord	Wiring, circuit breakers, outlet repairs
Structural repairs	Landlord	Walls, ceilings, windows, doors
Appliance repair (if provided)	Landlord	Washing machine, cooker, fridge if part of furnished unit
Light bulb replacement	Tenant	Minor consumable maintenance
Drain cleaning (regular use)	Tenant	Maintaining drainage in kitchen and bathroom
Wall damage from tenant use	Tenant	Large holes, excessive picture hangers, wallpaper
Lost keys	Tenant	Replacement cost typically AED 50-200
Pet damage	Tenant	Scratches, stains, odour removal

Keep records of all maintenance requests during your tenancy. When you reported a leaking tap in writing and the landlord did not fix it, you cannot be charged for resulting water damage at move-out. Documentation protects you.

How Do You Handle the Move-Out Process in Different Building Types?

The move-out process varies significantly depending on your building type and area:

• Managed towers (Dubai Marina, Downtown Dubai, JLT): Formal move-out permit required 5-7 days in advance. Building management conducts a common-area inspection after your move. Refundable moving deposit (AED 1,000-3,000). Service elevator must be booked. Professional movers with trade license and insurance certificate are typically mandatory.
• Independent buildings (Business Bay, older areas): Less formal process. Some require permits, others do not. Check with the building watchman or management office. Deposits are lower (AED 500-1,000) or sometimes waived.
• Villa communities (Arabian Ranches, Palm Jumeirah): Community management may require gate access permits for moving trucks. Villa landlords often conduct a more thorough inspection (garden, exterior, pool equipment). Move-out tends to be more flexible regarding timing since there are no shared elevators or corridors to manage.

What Documents Should You Keep After Moving Out?

Protect yourself legally by retaining these documents for at least 12 months after your move:

• Original tenancy contract: Required for any RERA dispute filing. Keep the signed original.
• Ejari certificate and cancellation confirmation: Proof of registration and cancellation.
• Move-in and move-out photographs: Date-stamped photos of the property condition at both stages. These are your strongest defence against unfair deposit deductions.
• Key return receipt: Signed acknowledgement that you returned all keys and access devices.
• DEWA final bill and deposit refund confirmation: Proof of utility settlement.
• Professional cleaning receipt: If your contract required professional cleaning at move-out.
• All correspondence with landlord: Emails, WhatsApp messages, and letters regarding notice, repairs, or deposit discussions.
• Maintenance request records: All requests submitted during your tenancy, proving you reported issues promptly.
• Security deposit refund receipt: When received, keep the bank transfer confirmation.

If a dispute arises months after you move out, these documents are your evidence. Without them, the Rental Dispute Settlement Centre has limited basis for ruling in your favour. For a broader overview of the moving process, see our moving day guide.

How Do Different Dubai Areas Handle Tenant Move-Outs?

The administrative experience of moving out varies by area and building management:

• Dubai Marina and Downtown Dubai: Emaar and major developers have structured move-out processes with online portals, defined inspection schedules, and systematic deposit return timelines. Expect a thorough inspection and 14-30 day deposit return.
• JLT and Business Bay: Varied management quality. Some buildings have professional processes; others are more informal. Always request written confirmation of the inspection outcome and deposit return timeline.
• Villa communities (Arabian Ranches, Palm Jumeirah): Landlord-driven inspections are more common. The inspection scope is broader (garden, exterior, pool equipment, garage). Schedule the inspection 3-5 days before your final move-out date to allow time for any cleaning or minor repairs identified.

Protect Your Rights During Your Move

Professional movers handle building permits and move logistics, freeing you to focus on the administrative and legal aspects of your tenancy termination. Request your free quote and let us manage the moving while you manage the paperwork.