Not automatically. Under Dubai rental law, tenants must return the property in the condition they received it, except for ordinary wear and tear. Faded paint and small marks from normal living count as wear and tear. Dark colours you added without consent, large stains or damage usually do not. If your tenancy contract has a repainting clause, the landlord may still ask, and disputes go to the Rental Dispute Settlement Centre.
Key takeaways
- The law does not require tenants to repaint for normal wear and tear.
- You may have to pay for damage, stains or colours added without consent.
- Read the repainting clause in your tenancy contract before you move out.
- Photos at check-in and handover are your best protection for the deposit.
Moving out of a rented home in Dubai often ends with the same question: do I have to repaint, or will the landlord take it out of my deposit? The answer depends on the law, your contract and the state of the walls. At AH Technical Services in Dubai we repaint homes for tenants and landlords at handover every week. So, do tenants have to paint when moving out in Dubai? This guide explains where you stand.
What Dubai law says
Rentals in Dubai are governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008. Two articles matter most when you move out:
- Article 20: the landlord may hold a security deposit to cover maintenance at the end of the lease, and must return it, or what is left of it, when the lease ends.
- Article 21: the tenant must hand the property back in the condition it was received, except for ordinary wear and tear or damage outside the tenant's control.
So the law does not ask you to repaint just because you lived there. It asks you to put right damage that goes beyond normal use.
Wear and tear or damage?
This is where most disputes start. The table shows how common wall issues are usually treated.
| Wall issue | Usually counts as | Likely cost to tenant |
|---|---|---|
| Paint faded by sunlight | Wear and tear | None |
| Light scuffs and furniture marks | Wear and tear | None |
| A few small picture-hook holes | Wear and tear | Usually none |
| Many large holes from wall fixings | Damage | Filling and touch-up |
| Crayon, marker or heavy stains | Damage | Cleaning or repainting the affected walls |
| Dark or bright colour added without consent | Damage | Repainting to the original colour |
| Smoke staining or damp from neglect | Damage | Treatment and repainting |
What about a repainting clause?
Many Dubai tenancy contracts include a clause saying the tenant must return the property freshly painted, or pay for repainting. Whether that clause is enforced depends on the facts. If the walls only show normal wear, the Rental Dispute Settlement Centre may not accept a full repaint charge. If you added colours, left heavy marks or agreed to a clear repainting term, you are more likely to pay.
The simplest route is to ask the landlord or agent, in writing, what they expect before you move out, and agree it in writing too.
What does move-out painting cost?
If you do need to repaint, doing it yourself through a painter is often cheaper than a deduction from your deposit, because you control the price. Typical prices for a full repaint in a standard colour are below. For more detail, see our guide to painting prices per room.
| Property | Typical price (AED) | Time needed |
|---|---|---|
| Studio | 400 – 700 | About 1 day |
| 1-bedroom apartment | 550 – 900 | About 1 day |
| 2-bedroom apartment | 800 – 1,500 | 1 to 2 days |
| 3-bedroom apartment | 1,200 – 2,200 | 2 to 3 days |
| Touch-ups and filling only | 100 – 800 | A few hours |
Before you hand back the keys
- Read your contract. Look for any painting, reinstatement or maintenance clause.
- Find your check-in report and photos. They show the condition of the walls when you moved in.
- Ask the landlord in writing. Confirm whether they expect a full repaint, touch-ups or nothing.
- Book the work early. Leave time for painting and a final clean before handover.
- Photograph every wall on handover day. Use dated photos and include meter readings.
- Ask for an itemised list of any deductions, with invoices or quotes, before you accept them.
If the landlord keeps your deposit
Dubai law does not set a fixed number of days for returning the deposit, but about 30 days after handover and final bill clearance is common practice. If the landlord deducts painting costs you think are unfair, ask for the deductions in writing with evidence. If that does not resolve it, you can file a case with the Rental Dispute Settlement Centre at the Dubai Land Department. Filing fees are a percentage of the claim, so weigh the amount against the cost before you file.
How we help with move-out painting
Our professional house painters repaint homes for tenants and landlords before handover, usually in one or two days.
- Call or WhatsAppTell us the property size and your handover date.
- Fixed priceWe check the walls, in person or from photos, and give you a fixed price.
- PaintingOur painters fill, prep and paint, then clean up.
- Handover-readyYou get before and after photos to share with your landlord.
Move-out painting FAQs
Do I need to repaint my apartment when I move out in Dubai?
Not for normal wear and tear. Under Article 21 of Law No. 26 of 2007, you return the property in the condition you received it, apart from ordinary wear and tear. You may have to repaint walls you damaged or painted in a different colour without consent.
Can my landlord deduct painting from my deposit in Dubai?
Only for damage beyond normal wear and tear, or where your contract clearly requires it. If you disagree with a deduction, ask for it in writing with evidence, and you can take the dispute to the Rental Dispute Settlement Centre.
How long does a landlord have to return the deposit in Dubai?
The law does not set a fixed deadline. In practice, landlords often return the deposit within about 30 days of handover, once final bills are cleared.
What counts as normal wear and tear on walls?
Paint faded by sunlight, light scuffs, furniture marks and a few small picture-hook holes usually count as normal wear and tear. Large holes, heavy stains and unapproved colours usually do not.
Where we work in Dubai
Our office is in Al Satwa, Bur Dubai, and our painters prepare homes for handover across the city, including:
- Bur Dubai
- Al Satwa
- Downtown Dubai
- Business Bay
- Dubai Marina
- JLT
- JVC
- Al Barsha
- Al Quoz
- Jumeirah
- Palm Jumeirah
- DIFC
- Discovery Gardens
- Mirdif
Moving out soon?
Tell us the property size and your handover date, and get in touch for a fixed price to get the walls ready.