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Wear and Tear vs Damage in Dubai: What Tenants Pay For
A simple test for any mark or fault, a room-by-room comparison with the grey areas, and the evidence that settles a disagreement.
On this page
- The simple test
- What Dubai law says
- Room by room
- Grey areas
- How to prove your side
- Wear and tear FAQs
Quoted after a short scope call, all costs listed upfront.
Get a quoteThe difference between wear and tear vs damage in Dubai comes down to one thing: wear and tear is the ageing that happens with normal, careful use, and damage is harm beyond that. Wear is usually the landlord's cost; damage is what can come out of your security deposit.
The hard part is the middle ground, which is where most deposit arguments happen. This guide gives you a test for any item, a room-by-room comparison and the evidence that settles it. It's written by the inspectors who carry out move-in and move-out checks; you can learn more about Property Snagging DXB here.
Wear and tear vs damage: what is the simple test?
Ask one question about any mark or fault: would this happen to a careful tenant over this length of tenancy? If yes, it's usually wear and tear. If it needed an accident, neglect or misuse, it's usually damage.
Normal ageing
Paint fading over time, minor scuffs, flooring worn where people walk, sealant ageing around a bath.
Beyond normal use
Large holes in walls, broken or cracked tiles, burns or deep stains, pet damage, water damage from a leak left unreported.
Time matters. The same scuffed wall reads differently after a few months than after several years, so the length of your tenancy is part of the answer.
What does Dubai law say about wear and tear?
Dubai's tenancy law, Law No. 26 of 2007, allows a landlord to take a security deposit and requires it to be refunded at the end of the tenancy, in full or less any deductions. What it doesn't do is list which items count as wear and tear and which count as damage.
That leaves three things to decide a disputed item: what your tenancy contract says, the condition of the property when you moved in, and its condition when you moved out. The last two come down to evidence, and that is where most tenants and landlords are weakest.
This is general information, not legal advice. Check your tenancy contract for your own terms.
Room by room: what is wear, what is damage?
These are how items are usually treated, not fixed rules. The right-hand column is what settles a disagreement.
| Item | Usually wear and tear | Usually damage | Evidence that settles it |
|---|---|---|---|
| Walls and paint | Fading, light scuffs, small picture-hook holes | Large holes from fixtures, crayon or heavy marks, unapproved colour changes | Dated move-in photos of each wall |
| Floors | Worn surface in walkways | Cracked or chipped tiles, burns, deep stains, gouges from furniture | Close-up move-in photos with location |
| Kitchen | Faded worktop, loosened hinges from daily use | Broken cabinet doors, burns on worktops, missing shelves | Move-in report listing each cabinet |
| Bathroom | Sealant ageing, minor tap drips | Cracked basin or toilet, water damage from a leak not reported | Move-in photos plus your written repair requests |
| Doors and windows | Loose handles over time | Broken glass, damaged frames, forced locks | Move-in report and photos |
| AC and appliances | Performance declining with age | Damage from misuse or tenant alterations | Service records and maintenance requests |
| Keys and access cards | Not applicable | Missing keys, cards or remotes | Handover list signed at move-in |
Which grey areas cause the most arguments?
Most disputes are not about broken glass. They are about items where both sides have a point:
- Repainting. Fading after a long tenancy is normal ageing; heavy marks, unapproved colours or large patches of damage are not.
- Small holes. A few picture-hook holes are commonly accepted; holes from heavy fixtures, shelves or TV mounts are more likely to be charged.
- Sealant and grout. Ageing and discolouration over time is wear; mould from water left standing may be argued as neglect.
- AC performance. Gradual decline with age is wear; damage from blocking vents or tenant alterations is not.
- Flooring. Worn walkways are wear; deep scratches from dragging furniture are damage.
In every one of these, the deciding factor is usually the same: proof of what the item looked like at the start.
How do you prove what's wear and what's damage?
You prove it by comparing the same spot, at the start and the end, with dated records. A complete record includes:
- A dated move-in report covering every room, in a fixed order.
- Wide photos of each room and close-ups of every existing mark, with its location.
- Meter readings, and a list of keys, access cards and remotes handed over.
- Copies of every repair request you sent during the tenancy, with dates.
- A move-out report in the same order as the move-in report, so each item can be compared directly.
- Ideally, both the tenant and the landlord or agent present at both inspections.
Our move-in and move-out inspections follow this structure, with dated photos room by room. If you and the landlord already disagree, an inspector who works for neither side can provide independent condition evidence.
Wear and tear vs damage Dubai: FAQs
Can a landlord charge me for repainting?
It depends on why the walls need it. Paint fading over a long tenancy is normal ageing and is generally the landlord's cost. Heavy marks, large holes, stains or a colour change you made without approval are more likely to be treated as damage. Check what your tenancy contract says about painting.
Can a landlord deduct for normal wear and tear?
The deposit is meant to cover damage beyond normal use, not the ordinary ageing of a home. Dubai's tenancy law doesn't list what counts as wear and tear, though, so disputed items are decided on your contract and the evidence of the property's condition at move-in and move-out.
What if the damage was already there when I moved in?
Then you shouldn't pay for it, but you need to show it was there. A dated move-in report with photos and locations is the strongest proof. If you didn't make one, any written messages you sent the landlord about the problem early in the tenancy can help.
What should a move-out report include?
The same rooms in the same order as the move-in report, with dated photos of each room and close-ups of any marks, meter readings, and a list of keys and access cards returned. Ideally both you and the landlord or agent attend, so you can agree items on the spot.
Who decides if the landlord and I disagree?
Try to settle it first by comparing the move-in and move-out records item by item. If you still can't agree, the Rental Dispute Centre handles tenancy disputes in Dubai. Bring your tenancy contract, both reports, your photos and any messages about repairs.
Moving in or out soon?
A dated, photo-by-photo condition report is the simplest way to settle what's wear and what's damage. If you're not sure where you stand, ask us a question. Inspections are quoted after a short scope call, with all costs listed upfront.
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