Moving into a new home in Dubai is exciting. Moving out is often stressful. Between coordinating with estate agents, arranging utility connections, and scheduling cleaning services, it is easy to overlook important maintenance tasks that can cost you your security deposit or leave your new home with hidden problems.
This guide covers everything you need to do before moving in and after moving out of a Dubai property, including the maintenance tasks that protect your deposit and ensure a smooth handover.
Before You Move In: The Pre-Move Checklist
The first week in a new home is your best opportunity to identify and document existing issues. Once you start living in the property, proving that a problem existed before you moved in becomes much harder.
Document Everything
Before moving any furniture in, walk through every room with your phone camera. Take photos of:
- Every wall, noting any cracks, stains, or marks
- All floor surfaces, including tiles, wooden floors, and carpets
- Each window and door, checking for damage and proper operation
- All sockets, switches, and light fittings
- The condition of kitchen cabinets, benchtops, and appliances
- Bathroom fixtures, including taps, toilets, showers, and towel rails
- AC units, including indoor vents and outdoor condenser units
Send these photos to your landlord or agent and keep a copy for yourself. This documentation is your evidence if deposit disputes arise later.
Check the AC System
Dubai's climate makes air conditioning the most critical system in any home. Before you move in, test every AC unit in the property.
Run each unit for at least 15 minutes and check that it cools properly, does not make unusual noises, and does not leak water. If the previous tenant did not maintain the AC units, the filters may be clogged and the coils dirty. A professional AC service before move-in ensures you start with clean, efficient cooling.
Check for any signs of mould around AC vents, which is common in Dubai properties. Mould prevention starts with clean AC systems.
Test All Plumbing
Run every tap and flush every toilet. Check for:
- Slow drains that may indicate blockages
- Low water pressure in showers and taps
- Leaks under sinks and around toilet bases
- Water heater operation — give it time to heat and check the temperature
A slow drain or dripping tap might seem minor, but these issues worsen over time. If your property has a water heater that does not work properly, report it immediately.
Inspect Electrical Systems
Turn on every light and test every socket with a phone charger or small appliance. Check that the circuit breaker panel is labelled correctly. If any sockets do not work, or if lights flicker, report these issues before you move your belongings in.
For a full assessment of your new home's electrical safety, consider our electrical safety guide for detailed information on what to check.
Check for Pest Issues
Look for signs of pests in cupboards, behind appliances, and in dark corners. Droppings, shed wings, and small holes in skirting boards can indicate existing infestations. Report any signs to your landlord before moving in. If you suspect pest problems, a professional pest control service can treat the property before you bring in furniture.
During Your Tenancy: Maintenance Responsibilities
Understanding who is responsible for what maintenance is essential for a smooth tenancy.
Landlord Responsibilities
Under Dubai's tenancy laws, landlords are responsible for:
- Major structural repairs, including roof leaks and foundation issues
- Built-in AC systems and their major components
- Building-wide plumbing and electrical systems
- External painting and building maintenance
- DEWA infrastructure up to the meter
Tenant Responsibilities
Tenants are typically responsible for:
- Routine AC maintenance, including filter cleaning and servicing
- Minor plumbing issues such as blocked drains and dripping taps
- Light bulb and fuse replacements
- Appliance maintenance for items they own
- Pest control during the tenancy
- Deep cleaning at the end of the tenancy
Most tenancy contracts specify which party handles annual maintenance contracts for AC systems and other major equipment.
Moving Out: The End of Tenancy Checklist
A well-executed move-out protects your security deposit and leaves the property in good condition for the next tenant.
Arrange End of Tenancy Deep Cleaning
Most Dubai tenancy contracts require professional deep cleaning at the end of the tenancy, with a receipt as proof. This is non-negotiable for most landlords and estate agents.
A proper end of tenancy deep cleaning includes:
- Cleaning all windows inside and out
- Wiping down all cupboards inside and out
- Cleaning all kitchen appliances inside, including the oven, hob, and extractor fan
- Scrubbing bathrooms and toilets until they are spotless
- Cleaning all light fittings and ceiling fans
- Mopping all hard floors
- Professional carpet cleaning or steam cleaning
- Cleaning AC vents and replacing filters
Do not try to do this yourself unless you are confident you can match professional standards. Landlords and agents will inspect the property with a critical eye, and anything they deem unsatisfactory can result in cleaning charges deducted from your deposit.
Schedule Professional AC Servicing
Most tenancy contracts require proof that the AC units were professionally serviced at the end of the tenancy. This involves AC servicing that includes cleaning the filters, coils, and drain lines, checking refrigerant levels, and ensuring the units are in good working order.
Keep the service receipt as evidence.
Arrange Pest Control Treatment
While not always required, many landlords and estate agents now request a pest control certificate at move-out. A preventative pest control treatment before you leave ensures the property is pest-free for the next tenant and demonstrates your thoroughness as a tenant.
Repair Any Damage You Caused
Small nail holes from picture hooks are usually acceptable. Larger holes, cracked tiles, broken cabinet handles, and stains on carpets or upholstery need repair.
For minor repairs, a handyman service can fix most issues quickly and affordably. Keep all receipts for repairs and cleaning services as proof for the agent or landlord.
Restore or Replace as Needed
If you have made any modifications to the property — such as installing shelves, changing light fixtures, or mounting a TV on the wall — you may need to restore the original fittings. Check your tenancy contract for specific terms about modifications.
Take Final Photos
Before you hand over the keys, walk through the property and take photos of every room. These photos serve as your evidence if the landlord claims damage that existed before your tenancy or disputes the condition of the property after you moved out.
DEWA and Utility Arrangements
Connection for New Tenancy
Setting up DEWA for a new property requires:
- A copy of your signed tenancy contract (Ejari)
- Your Emirates ID
- A security deposit (typically AED 2,000 for apartments and AED 4,000 for villas)
- The Ejari registration certificate
Start this process at least one week before your move-in date. DEWA connections can take two to three working days during busy periods.
Disconnection for Departing Tenants
When moving out, cancel your DEWA account by submitting a disconnection request online or through the DEWA app. You will need:
- Your DEWA account number
- The move-out date
- A clearance certificate from your building management if applicable
DEWA will refund your security deposit after deducting any outstanding bills, usually within three to four weeks.
Moving Within Dubai
If you are moving from one Dubai property to another, you can transfer your DEWA account rather than opening a new one. Submit a transfer request at least three working days before your move date, and DEWA will handle the switchover.
Moving Company Checklist
If you are hiring a moving company in Dubai, follow these steps:
- Book at least two weeks in advance especially during peak moving seasons from May to September
- Get a written quote that includes packing materials, labour, transport, and insurance
- Confirm the moving date and time at least three days before the move
- Label all boxes clearly with contents and destination room
- Pack a first-night box with essentials such as toiletries, a change of clothes, phone chargers, and basic kitchen items
- Check the moving company's insurance coverage for damage to your belongings
- Be present during the move to direct movers and answer questions
Security Deposit Recovery Tips
Your security deposit in Dubai is typically 5 per cent of the annual rent for unfurnished properties. Recovering the full amount requires:
- Professional deep cleaning with a receipt
- Professional AC service with a receipt
- Repair of any damage beyond normal wear and tear
- Return of all keys, access cards, and parking permits
- Final DEWA bill paid and account closed
- Handover inspection conducted with the landlord or agent present
Normal wear and tear — such as minor scuff marks on walls, faded paint from sunlight, and worn carpet in high-traffic areas — should not result in deposit deductions. Disputes over deposits can be filed with the Rental Dispute Settlement Centre (RDSC) in Dubai.
Frequently Asked Questions
How much does end of tenancy cleaning cost in Dubai?
Professional end of tenancy cleaning for a one-bedroom apartment typically costs AED 400 to AED 700. Two-bedroom apartments range from AED 600 to AED 1,000, and villas cost AED 1,000 to AED 2,500 depending on size. Carpet cleaning and sofa cleaning are usually charged separately.
Do I need to paint the apartment when moving out?
In most cases, standard wall marks from normal living are considered wear and tear and do not require repainting. However, if you have made significant marks, holes, or stains, repainting may be necessary. Check your tenancy contract for specific terms.
Can my landlord deduct from my deposit for AC issues?
If you have maintained the AC units regularly during your tenancy and have records of servicing, you should not be held responsible for AC problems that arise from normal wear. However, if you neglected maintenance and the AC requires major repairs, the cost may be deducted from your deposit.
How long after moving out do I get my deposit back?
Landlords in Dubai are required to return the security deposit within 14 to 30 days of move-out, after deducting any legitimate charges. If your landlord delays beyond this, you can file a complaint with the Rental Dispute Settlement Centre.
Should I use the same moving company for packing and moving?
Many moving companies offer both services. Using the same company for packing and moving is more convenient and usually costs less than hiring separate services. Ensure the company is insured for both packing and transport.
What happens if I cannot attend the handover inspection?
If you cannot attend, you can authorise someone else to represent you with a written letter of authority. Alternatively, some agents and landlords accept a video walkthrough. Never hand over the keys without some form of inspection being completed.
Planning a Move in Dubai?
European Technical can help with every stage of your move. From end of tenancy deep cleaning and AC servicing to repairs and handover inspections, our team ensures your property is ready for handover — and your deposit is protected.
Phone: 800 031 10015 WhatsApp: https://wa.me/971800311015
Book our services online or call us for a free quote on your move-in or move-out maintenance package.
