Move-In Move-Out Maintenance Checklist for Dubai Tenants and Landlords
Handing over a property in Dubai, If you are moving in or moving out, involves more than just transferring keys. There are inspections, utility transfers, cleaning standards, and maintenance items that both tenants and landlords need to handle to avoid disputes and lost deposits.
This checklist covers everything from Ejari registration to the final walkthrough.
Before You Move In
1. Property Inspection (Snagging)
Walk through the property before signing the tenancy contract or on the day of key handover. Document everything:
- Walls and ceilings: cheque for cracks, water stains, peeling paint, uneven patches
- Floors: Scratches on wood or marble, cracked tiles, loose grout
- Windows and doors: Open and close every one, cheque locks, handles, seals
- AC system: Turn on every unit. cheque cooling, unusual noises, water leaks from indoor units
- Plumbing: Run every tap, flush every toilet, cheque under sinks for leaks
- Electrical: Test every light switch, power outlet, and the distribution board
- Kitchen appliances: If included, test the oven, hob, extractor fan, dishwasher
- Bathrooms: cheque for mould, silicone condition, showerhead pressure, drain speed
Take photos of everything, timestamped. Send them to the landlord or agent by email so there is a record. If there is existing damage, note it in writing and get acknowledgement before you move in.
2. DEWA Transfer
DEWA (Dubai Electricity and Water Authority) accounts must be in the tenant's name for residential properties.
What you need:
- Ejari registration number (or the tenancy contract if Ejari is still processing)
- Passport copy
- Emirates ID
- Security deposit (typically AED 2,000 for apartments, AED 4,000 for villas)
Process:
- The previous tenant or landlord submits a disconnection request
- You apply for a new connection via the DEWA app or website
- DEWA activates within 24 hours for standard connections
- For villas with chiller units, confirm the chiller account is also transferred
Important: Take a photo of all DEWA metre readings on the day you receive keys. This protects you from being billed for the previous tenant's consumption.
3. AC Servicing
In Dubai, AC is not optional, it is critical infrastructure. Before moving furniture in:
- Request an AC service for all units
- cheque that filters are clean (or replaced)
- Verify that the AC is cooling to the thermostat temperature within 15 minutes
- cheque for water dripping from indoor units (blocked drain line)
- If the AC smells musty, book a duct cleaning before you start living there
Most tenancy contracts in Dubai make the tenant responsible for AC maintenance. If the AC has not been serviced recently, get it done on day one, it is cheaper than emergency repairs in July.
4. Lock Changes
Regardless of how many keys the landlord hands over, you do not know how many copies exist from previous tenants, cleaners, or maintenance workers.
A locksmith can rekey your locks in about 30 minutes per door. This is relatively inexpensive (AED 150-300 per lock) and gives you genuine security.
For smart locks, reset the master code and delete all stored user codes and fingerprints.
5. Pest Control
Empty properties attract cockroaches, ants, and sometimes rodents, especially in Dubai's climate. A preventive pest treatment before you move furniture in is far more effective and less disruptive than treating after your belongings are in place.
Ask for a treatment with a 3-month residual barrier. This creates a chemical perimeter that keeps pests out during the settling-in period.
6. Deep Cleaning
Even if the previous tenant had a move-out clean done, standards vary. A professional deep clean before you unpack means:
- Sanitised bathrooms and kitchen
- Cleaned inside all cupboards and wardrobes
- Windows cleaned inside and out (if accessible)
- AC vents wiped down
- Balcony or terrace pressure-washed
This is especially important if you have young children, you want a genuinely clean surface, not just a visually tidy one.
Before You Move Out
1. Review Your Tenancy Contract
cheque the specific requirements for handover condition. Common clauses include:
- Property must be returned in the same condition as received (minus normal wear and tear)
- Professional cleaning required before handover
- AC must be serviced with a receipt provided
- Walls must be repainted if tenant made changes
- All keys must be returned (including parking, gym, pool, mailbox)
2. Maintenance Repairs
Fix anything that is your responsibility before the landlord inspection. It is always cheaper to arrange repairs yourself than to have the landlord deduct from your deposit at inflated rates.
Common items to address:
- Holes in walls from picture hooks or shelves, fill with filler, sand smooth, touch up with matching paint
- Damaged door handles or locks
- Broken toilet seats or shower fixtures
- Stained or damaged carpets (steam cleaning may be enough)
- Chipped tiles or scratched surfaces
- Damaged blinds or curtains (if provided with the property)
A general handyman service can handle most of these in a single visit.
3. Professional Deep Cleaning
This is non-negotiable for most Dubai tenancy contracts. Book a professional deep cleaning service that includes:
- Full kitchen clean (inside oven, fridge if applicable, behind appliances)
- Bathroom descaling and sanitising
- Window cleaning
- Floor mopping and vacuuming
- Balcony cleaning
- Inside all wardrobes and storage
Keep the receipt. Landlords commonly request proof of professional cleaning. Some will reject a move-out if cleaning was not done to a professional standard.
4. AC Service
Book an AC maintenance visit and keep the receipt. The technician should:
- Clean or replace all filters
- cheque refrigerant levels
- Clean the condenser coils
- Clear the drainage line
- Test each unit for proper cooling
This receipt is one of the most commonly requested documents at move-out inspection.
5. Painting
If your contract requires repainting, or if you painted any walls a different colour during your tenancy, you must restore them to the original colour.
Professional painting services can match the original colour and finish. For standard Dubai apartment white, most painters know the default developer paints and can match them accurately.
Budget tip: If only small areas need touching up (picture hook patches, scuff marks), a painter can do spot repairs rather than full room repaints, saving you 60-70% of the cost.
6. DEWA Final Reading
On your last day:
- Take photos of all DEWA metre readings
- Submit a disconnection request via the DEWA app
- Request your security deposit refund (processed within 2-4 weeks after final bill)
Do not disconnect DEWA before your cleaning and maintenance work is done, you need electricity and water for those tasks.
7. Ejari Cancellation
Cancel your Ejari registration. This is important because:
- A new tenant cannot register Ejari for the same property until yours is cancelled
- Outstanding Ejari registrations can complicate visa renewals
- Some landlords will withhold your deposit until Ejari is confirmed cancelled
8. Final Walkthrough
Do the walkthrough with the landlord or agent present. Go through every room together:
- Compare against the move-in photos
- Note any items the landlord flags
- Agree in writing on any deductions from the deposit
- Hand over all keys, access cards, parking tokens, and remote controls
Get written confirmation (email is fine) that the property has been accepted. This protects you if disputes arise later about deposit refunds.
Deposit Protection
Dubai's rental deposit is typically 5% of annual rent for unfurnished properties and 10% for furnished. Under RERA regulations, the landlord must return the deposit within a reasonable time after move-out, less any agreed deductions for damage beyond normal wear and tear.
Normal wear and tear includes:
- Minor scuff marks on walls
- Slight discolouration of grout
- Faded paint from sun exposure
- Minor carpet wear in high-traffic areas
Not normal wear and tear:
- Large holes in walls
- Broken fixtures
- Pet damage
- Stains on carpets or countertops
- Missing items that were included in the inventory
If you disagree with deductions, the Rental Dispute Settlement Centre (RDSC) in Dubai handles these cases. Having your move-in photos and maintenance receipts makes your case straightforward.
Quick Reference Checklist
Moving In
- Full property inspection with timestamped photos
- Transfer DEWA to your name
- Record all metre readings
- Register Ejari
- Service all AC units
- Change locks or rekey
- Pest control treatment
- Professional deep clean
- Test all appliances and fixtures
Moving Out
- Review tenancy contract handover requirements
- Fix any damage (handyman visit)
- Professional deep clean (keep receipt)
- AC service (keep receipt)
- Repaint if required (keep receipt)
- Final DEWA metre photos
- Submit DEWA disconnection
- Cancel Ejari
- Final walkthrough with landlord
- Written confirmation of property acceptance
- Return all keys and access items
Handling these items methodically takes two or three days of effort and typically costs AED 1,500-3,000 for a standard apartment. It is money well spent, the alternative is losing a much larger chunk of your security deposit to inflated landlord repair quotes.
