Move Out Inspection Repairs: Who Pays? | Snagging Dubai

It’s now about a month or two before you move out. To you, the apartment appears to be lived in but fine. Next comes the move-out inspection, and there’s a list: scratches on the kitchen counter, a hairline crack in the bathroom tile, a slightly stiff kitchen door hinge, etc. Your landlord states that it is part of your deposit. You’re not so sure.

This exact moment—standing in a half-packed apartment, arguing over an AED 300 line item—is where most tenant-landlord friction in Dubai actually happens. The good news is that the answer to “who pays” isn’t a matter of opinion. Dubai’s rental law is pretty straightforward. This guide explains where that line is, what a “legitimate” move-out inspection entails, and what can happen if you and your landlord can’t agree.

Who Is Legally Responsible for Repairs Found in a Move-Out Inspection in Dubai?

Dubai’s Rental Law No. 26 of 2007 (as amended by Law No. 33 of 2008) states that if it is considered as normal wear and tear, the landlord is responsible for it and if it is the result of negligence on the part of the tenant or misuse, the tenant is responsible. The tenant is expected to return the property under Article 21 back to the landlord in the same condition as the property was provided to the tenant, unless the property has been damaged by something beyond the tenant’s control or by wear and tear over time.

Why the Law Alone Doesn't Settle Most Disputes

That single sentence in the law is the reason almost every deposit dispute in Dubai exists. The law tells you who pays, but it never precisely defines what counts as damage versus ageing. That’s where a documented, professional move-out inspection becomes the tenant’s and landlord’s strongest piece of evidence.

Leave your phone, We’ll call you in 15 min

Normal Wear and Tear vs. Tenant-Caused Damage — Where's the Line?

This is the real battleground. Dubai courts and the Rental Dispute Settlement Centre (RDSC) generally apply one practical test: would this have happened regardless of who lived there, just from ordinary daily use? If yes, it’s wear and tear—the landlord’s cost. If it’s the result of something the tenant did or failed to report, it’s damage — tenant’s cost.

Usually Counts as Wear and Tear (Landlord Pays)

Paint fading or yellowing over 1–2 years
Minor scuff marks on walls from furniture
Small holes through the surface for nails or pictures to be mounted on.
Where there is high traffic, carpet should be flattened to provide a level surface for people to walk on.
Water deposits on bathroom fittings. Deposit on bathroom fittings.
The loose door handles or hinges are attributed to old age.

Usually Counts as Tenant Damage (Tenant Pays)

Huge openings or cracks in walls
Burn marks, deep stains, or scorched carpet
Cracks or breaks in tiles due to falling objects. Cracks or breaks in tiles caused by falling items.
Negligent tenant causing water damage—e.g., a tenant leaves the water heater on while it is leaking and fails to report it.
Damaged appliances due to misuse
Improper changes (such as drilled-in fixtures, painting, etc.)

Repair Responsibility at a Glance

Issue Found at Move-Out	Normal Wear & Tear (Landlord Pays)	Tenant-Caused Damage (Tenant Pays)
Wall paint	Fading, minor scuffs	Large marks, unauthorized colour change
Flooring	Light scratches, worn high-traffic spots	Deep gouges, cracked tiles, burns
AC unit	Reduced efficiency from age	Breakdown from ignored maintenance requests
Plumbing	Old pipe corrosion	Leaks from tenant misuse or neglect
Fixtures	Loose handles, worn hinges	Broken taps, cracked sinks
Appliances	Normal depreciation	Damage from incorrect use

How a Move-Out Inspection Report Actually Decides Who Pays

Here’s what tenants and landlords both underestimate: without a documented report, “who pays” comes down to whoever argues more convincingly—which almost always favors the party holding the deposit. A proper, dated, photo-backed move-out inspection removes that guesswork entirely.

What a Professional Report Actually Compares

When we carry out our move-out inspection service, each defect is graded according to severity and photographed and correlated to the original move-in defect report. That comparison is what resolves the squabble and not memory and not opinion, it’s a record of what it looked like on day one versus the day the keys are returned.

Why This Protects Both Sides

If a landlord tries to deduct for something that was already there at move-in, the report proves it. If a tenant genuinely caused new damage, the report proves that too—which is exactly why independent inspections work in everyone’s favor, not just the tenant’s.

What Happens If You Disagree With a Repair Deduction

If the inspection report and your landlord still don’t see eye to eye, Dubai gives you a formal path—not a shouting match. Here’s how it works:

The Step-by-Step Dispute Process

Request an itemized breakdown. The landlord must specify exactly what is being deducted and why, not just withhold a lump sum.
Compare against your move-in report. If you have photos or a report from move-in, use it to challenge any item that was pre-existing.
Attempt direct resolution first. Most disputes get settled at this stage once documentation is on the table.
File with the Rental Dispute Settlement Centre (RDSC) if an agreement isn’t reached. The filing fee is 3.5% of the annual rent (minimum AED 500, maximum AED 20,000).
Attend the hearing with your evidence. The RDSC typically works to resolve cases within a few weeks, and the burden of proof for damage claims falls on the landlord.

Common Repair Disputes We See at Move-Out in Dubai Rentals

Across our inspections, a handful of disputes come up again and again.

AC Drainage and Cooling Complaints

One of the most argued-over items. Tenants assume poor cooling is “just the unit getting old,” while landlords often claim it’s from a blocked filter the tenant never cleaned. The inspection report settles it by checking whether the fault is mechanical ageing or a maintenance failure.

Unauthorized Wall Paint Changes

Equally common, particularly when a tenant has repainted a room a different colour without approval. Landlords are within their rights to charge for restoring the original finish.

Water Damage Between Units

Deserves special mention. If you’re dealing specifically with who pays for water leak damage between apartments, that scenario has its own set of RERA rules depending on whether the leak originated in your unit or a neighboring one—worth a dedicated read if that’s your situation.

How to Protect Yourself Before the Move-Out Inspection

Whether you’re a tenant trying to secure a full deposit refund or a landlord trying to document a fair claim, preparation changes the outcome.

For Tenants

Keep your original move-in inspection report—it’s your baseline comparison
Take dated photos of any existing damage the moment you notice it, not at move-out
Report maintenance issues in writing as they happen, not weeks later
Fix genuinely minor, low-cost items yourself before the final walkthrough (loose screws, burnt bulbs, nail holes)

For Landlords

Book an independent, RERA-familiar inspection rather than relying on a verbal walkthrough
Use a standardized checklist so nothing gets missed or disputed later

Landlords managing multiple units benefit from a standardized process—our landlord inspection item checklist is built for exactly this, covering every category a tenant could later dispute.