Before handover, Dubai tenants should return the property clean, empty and documented, repair tenant-caused damage, patch visible wall holes, restore unauthorized wall colors, return every key/access card/remote and complete final utility steps. Full repainting is not automatically required in every case, but it may be required by the tenancy contract or where walls are damaged beyond ordinary wear and tear.
Dubai Tenant Move-Out Guide 2026: Deposit & Painting explains what renters should clean, repaint, repair and document before handing over an apartment or villa in Dubai.
Moving out of a Dubai apartment or villa involves more than booking movers. The practical handover question is: what condition must the property be returned in, and what can reasonably be deducted from your security deposit?
Dubai Law No. 26 of 2007, as amended by Law No. 33 of 2008, sets the key framework for landlord and tenant obligations. The tenant return obligation is best read with the contract, the move-in condition report and the ordinary wear-and-tear exception. In practice, most deposit disputes in Dubai come down to cleaning, repainting, wall damage, missing access cards, unpaid bills and whether the landlord can document the deduction.
For move-out work planning, this guide connects naturally with the painting services Dubai guide, deep cleaning Dubai guide, handyman services Dubai guide and Dubai move-in checklist.
What Dubai law says about tenant handover
The key legal sources are Dubai Law No. 26 of 2007 and Dubai Law No. 33 of 2008. For handover, the important concepts are property condition, ordinary wear and tear, lease-contract terms and documented damage.
| Topic | What it means in practice |
|---|---|
| Return condition | Tenant should return the property in the condition received, except ordinary wear and tear. |
| Normal wear and tear | Ordinary ageing from proper use is different from tenant-caused damage. |
| Tenant-caused damage | Damage beyond ordinary use may need repair, compensation or documented deduction. |
| Unauthorized alterations | Changes should usually be reversed unless the landlord agrees otherwise in writing. |
| Security deposit | The landlord may use it for maintenance at lease expiry, then refund the balance. |
| Dispute route | Unresolved disputes can be taken through the Rental Disputes Center / DLD channels. |
The single most important distinction is that ordinary wear and tear is not the same as damage. Faded paint, light ageing and minor marks from careful everyday use are different from broken fixtures, large wall holes, unauthorized paint colors, damaged cabinets, stained flooring or missing keys.
Security deposit: deductions and return
Dubai contracts commonly use a security deposit at the start of the lease. Market practice is often around 5% of annual rent for unfurnished properties and 10% for furnished properties, but tenants should check the signed contract because deposit handling depends on the lease terms and evidence at handover.
The landlord may use the deposit to cover documented maintenance or damage at lease expiry, then refund the balance. A tenant should ask for itemized deductions with supporting invoices or clear evidence rather than accepting a vague general maintenance charge.
| Usually deductible when documented | Usually challengeable or contract-dependent |
|---|---|
| Documented damage beyond ordinary use | Faded paint from age or sunlight |
| Unauthorized wall colors or alterations | Minor scuffs from ordinary daily use |
| Large holes from TV mounts or shelving | Routine ageing of surfaces |
| Broken fixtures, doors, cabinets or tiles | General charges with no itemized scope |
| Unreasonably dirty property needing cleaning | Costs not supported by evidence or invoice |
| Unpaid DEWA, chiller, rent or missing cards | Pre-existing defects documented at move-in |
Painting before move-out: who is responsible?
Painting is the most misunderstood Dubai handover topic. The safe rule is not “tenant always paints” or “landlord always paints.” The answer depends on the tenancy contract, move-in condition, wall condition at handover and whether the tenant caused damage beyond ordinary wear.
| Situation | Tenant action usually expected |
|---|---|
| Tenant changed wall color without written approval | Restore to original or agreed color. |
| Large holes from TV brackets, shelves or wall mounts | Patch, sand and repaint affected area. |
| Stains, deep scuffs, sticker damage or tape damage | Repair or repaint if visible beyond normal use. |
| Contract clearly requires tenant repainting | Follow the clause or agree scope in writing. |
| Light fading, small marks and ageing from normal use | Usually treated as ordinary wear, but document condition. |
| Walls were already old or damaged at move-in | Use check-in report and photos to push back on deductions. |
If your property manager asks for full repainting as a standard policy and the walls are not damaged, ask for the tenancy-contract clause and the exact scope in writing. If the walls have large holes, unauthorized colors or visible tenant-caused marks, fixing the affected areas before inspection is usually cheaper than a deposit dispute.
For cost planning, see Painting Services Dubai: Apartment & Villa Painting Cost Guide.
Move-out cleaning checklist
Move-out cleaning goes deeper than routine weekly cleaning. The goal is for the incoming tenant, property manager or landlord to inspect the property without needing to clean cabinets, bathrooms, floors, appliances or balconies again.
| Area | What to clean |
|---|---|
| Kitchen | Cabinets inside/out, grease, backsplash, oven, hob, extractor, sink and included appliances. |
| Bathrooms | Tiles, grout, limescale, taps, shower glass, drains, mirrors, sanitaryware and silicone lines. |
| Bedrooms | Wardrobes, shelves, skirting boards, floors, windows and tracks. |
| Living areas | Floors, removable wall marks, balcony doors, curtain rails and visible vents. |
| Balcony | Dust, sand, railings, floor drain and outdoor marks. |
| Appliances | Fridge, washing machine, dishwasher or oven if included in the tenancy. |
Complete all painting, patching, drilling and handyman work before the final clean. Dust from sanding and wall repair can undo a completed clean.
Repairs tenants should check before leaving
Walk through the property with your move-in condition report, phone camera and a written checklist. Photograph anything that was already present at move-in and anything you repaired before move-out.
| Item | What to look for |
|---|---|
| Doors | Handles, locks, hinges and stoppers. |
| Cabinets | Hinges, swollen panels, drawer runners and missing handles. |
| Walls | Holes, dents, stains and visible paint mismatch after touch-ups. |
| Bathrooms | Leaks, open silicone joints, broken fittings and blocked drains. |
| Kitchen | Grease behind appliances, cabinet damage and oven condition. |
| Electrical | Broken sockets, loose switches and non-functional lights. |
| Plumbing | Running toilets, dripping taps and slow drains. |
| AC | Leaking, weak cooling or filters if your contract places routine servicing on the tenant. |
Use specialists for safety-critical work. DB board faults, concealed leaks, AC refrigerant problems and structural issues should not be handled as basic handyman jobs. Related guides: Plumbing Services Dubai, Electrician Services Dubai and AC Leaking Water Dubai.
Apartment vs villa handover
The inspection scope differs significantly between apartment and villa tenancies.
| Item | Apartment | Villa |
|---|---|---|
| Typical focus | Walls, kitchen, bathrooms, balcony, access cards | Interior, garden, pool, gates, pump room, exterior |
| Building needs | Move-out permit, elevator booking, card return | Community access, waste removal, outdoor access |
| Outdoor scope | Usually balcony only | Garden, irrigation, lights, boundary walls |
| Extra checks | Car park, intercom, mailbox key | Pool equipment, pumps, roof access, pest issues |
| High-risk deductions | Wall damage, cleaning, missing cards | Garden neglect, pool/pump/exterior damage |
Villa tenants should pay particular attention to garden and irrigation condition, outdoor lights, pool equipment, pump rooms, pest control, roof access and external drainage. Outdoor issues can become large deductions if ignored until handover week.
DEWA, chiller, internet and Ejari steps
DEWA says deactivation of electricity and water for move-out takes place within 24 working hours from the date and time selected by the customer, and the final bill is sent within 24 working hours from the requested disconnection date and time. DEWA also notes that final bill clearance is sent automatically after final bill settlement.
| Step | What to do |
|---|---|
| DEWA | Request move-out/deactivation, final bill and clearance certificate. |
| Chiller | Clear district cooling final bill if your building uses it. |
| Internet | Cancel or transfer; many providers need advance notice. |
| Ejari | Cancel through Dubai REST, Ejari system or Real Estate Trustee Center as applicable. |
| Keys/cards | Return all keys, access cards, remotes, parking tags and mailbox keys. |
| Handover form | Record meter readings and get written confirmation of key/card return. |
Do not disconnect DEWA too early. You still need electricity and water for painting, wall repairs, deep cleaning and final checks. For Ejari, Dubai Land Department's Cancel Tenancy Contract service says cancellation can be done through Dubai REST, the DLD website/Ejari system or Real Estate Services Trustee Centers, with app/system cancellation free and trustee-center cancellation charged at AED 40 + VAT.
How to dispute unfair deductions
If your landlord or property manager proposes deductions you believe are unfair, start with written communication. Ask for an itemized deduction list, photos, invoices and the contract clause relied on. Keep the tone factual and attach your own move-in and move-out documentation.
If the matter cannot be resolved, the Rental Disputes Center provides official rental dispute services. The RDC service card for a rental first-instance lawsuit lists a 3.5% fee structure with minimum and maximum amounts depending on case type, so tenants should weigh the claim value and evidence before filing.
Typical handover service costs in Dubai
| Service | Typical range |
|---|---|
| Studio / 1BR move-out cleaning | AED 250-700 |
| 2-3BR move-out cleaning | AED 500-1,500 |
| Villa move-out cleaning | AED 1,000-3,500+ |
| Studio painting | AED 400-700 |
| 1BR painting | AED 550-900 |
| 2BR painting | AED 800-1,500 |
| 3BR painting | AED 1,200-2,200 |
| Villa interior painting | AED 3,000-8,000+ |
| Handyman wall repairs / touch-ups | AED 99-800+ |
| Minor plumbing or electrical fixes | AED 120-600+ |
Costs vary by property size, condition, scope and urgency. Empty properties are usually easier and cheaper to service because cleaners, painters and handymen have full access.
How to compare move-out handover quotes
For handover week, do not compare only the lowest headline price. A low cleaning price that excludes balcony, appliances or window tracks may still leave you exposed during inspection. A low painting price may cover one quick coat but exclude hole filling, sanding and color matching.
The best approach is to send the same photo set to every provider: each room, wall holes, kitchen cabinets, bathrooms, balcony, damaged fixtures, AC vents and any villa garden or pool area. Ask each provider to reply with the exact areas covered, what is excluded and whether the invoice will describe the work in enough detail for handover records.
| Quote item | What to confirm | Why it matters |
|---|---|---|
| Cleaning scope | Rooms, bathrooms, kitchen, balcony, appliances and windows | Move-out cleaning quotes often look similar until excluded areas appear. |
| Painting scope | Touch-up, affected walls or full repaint | Do not pay for a full repaint if only wall-hole patching is needed. |
| Wall repairs | Number of holes, filler, sanding and repainting | TV mounts and shelves are common deposit-deduction triggers. |
| Handyman items | Doors, hinges, cabinet runners, locks and small fixtures | Small repairs are cheaper before final inspection than after deduction. |
| Specialist repairs | AC, plumbing, electrical or pest control | Safety-critical work should not be bundled into basic handyman scope. |
| Documentation | Invoice, before/after photos and scope written clearly | Useful if a landlord later questions the handover condition. |
Move-out handover timeline
| Timing | Action |
|---|---|
| 30 days before | Review notice terms, repainting clause, card list and early termination terms. |
| 21 days before | Inspect walls, plumbing, electrical, AC, balcony and villa outdoor areas. |
| 14 days before | Book painting, handyman, pest control and specialist repairs if needed. |
| 5-7 days before | Finish painting, wall patching and repairs. |
| 2-3 days before | Complete move-out cleaning after dusty work is done. |
| Handover day | Take final photos, record meters, return keys/cards and get a receipt. |
| After handover | Settle final bills, cancel Ejari where needed and follow up deposit refund. |
Warning signs before you hand back the keys
| Warning sign | Why it matters |
|---|---|
| No move-in condition report | Harder to prove what was pre-existing. |
| Full repaint demanded with no damaged walls | Ask for contract clause and itemized scope. |
| Deposit deductions with no invoices | Request written breakdown before accepting. |
| Keys returned without receipt | No proof of surrender date or items returned. |
| DEWA disconnected before repairs | Cleaning and painting may become impossible. |
| Wall holes left visible | Easy deduction that is cheaper to fix early. |
| Villa garden or pool ignored | Outdoor deductions can be expensive. |
| Final inspection after you leave with no photos | Dispute risk increases. |
Compare move-out handover quotes in Dubai
Describe the property once, add photos of walls, fixtures, cleaning areas and repair items, then compare cleaning, painting, handyman and move-out service options before handover.
Compare Move-Out Handover Quotes in Dubai
Frequently asked questions
Do tenants have to repaint the apartment when moving out in Dubai?
Not automatically in every case. The tenant should return the property in the condition received except ordinary wear and tear, and the contract may add specific handover obligations. Repainting is more likely needed if the tenant changed colors, left large holes or caused visible wall damage beyond ordinary use.
Can a Dubai landlord deduct for painting from the security deposit?
A painting deduction is easier to challenge if it is vague and unsupported. Ask for the contract clause, photos, scope and invoice. If the walls were damaged, altered or left with large holes, the landlord may have a stronger basis for deduction.
How long does a landlord have to return the security deposit in Dubai?
Dubai tenancy law does not set a simple universal deadline in the same way some jurisdictions do. Many tenants use 30 days after handover and final account closure as a reasonable follow-up point, but the exact timing depends on inspection, bills, contract terms and any dispute.
Is move-out professional cleaning required in Dubai?
Most landlords and property managers expect the property returned clean and inspection-ready. Even if professional cleaning is not explicitly written in the contract, poor cleaning can lead to documented cleaning deductions.
What should villa tenants check that apartment tenants do not?
Villa tenants should check garden and irrigation condition, outdoor lighting, pool equipment, pump rooms, pest control, boundary walls, gates, roof access and external drainage, in addition to the normal indoor handover checklist.
When should I disconnect DEWA when moving out?
Schedule DEWA move-out around the actual handover date, not before painting, repairs and cleaning are complete. DEWA says final bill and clearance steps follow the selected deactivation date and final settlement.
How do I cancel Ejari when moving out?
Dubai Land Department provides cancellation through Dubai REST, the DLD website/Ejari system and Real Estate Services Trustee Centers. If the contract is still active, a letter from the owner requesting cancellation may be needed.
What documents should I keep after handover?
Keep the tenancy contract, Ejari certificate, move-in condition report, move-out photos, cleaning invoices, painting and repair invoices, DEWA final bill clearance, chiller clearance if applicable and written key/card handover confirmation.
Sources and legal references
Dubai Law No. 26 of 2007 | Dubai Law No. 33 of 2008 | Dubai Land Department - Cancel Tenancy Contract | Dubai Land Department FAQ | DEWA official Move-Out / Final Bill Service, manually verified May 2026 | Rental Disputes Center - Register First Instance Lawsuit | Dubai move-out service price benchmarks independently reviewed May 2026 without naming or linking direct competitors.
