There is no single answer for every tenant in Dubai. It depends on three things: your contract, the wall condition, and whether the marks are normal wear or damage. The fastest way to know your case is to check the scenarios below.
Under UAE Law No. 26 of 2007, landlords handle property maintenance by default. But a contract clause can change this rule. It also does not cover damage that you caused.
Two Things to Check Before You Read On
Before you read on, check two things. Your signed tenancy contract. And the actual walls in your home.
- Your contract wording. Look for words like paint, maintenance, condition, or handover. Some contracts in Dubai add a clause that makes the tenant repaint before moving out, no matter the wall condition.
- The wall condition. Walk through every room. Look for anything beyond small marks, such as color changes, holes, cracks, or damp patches. What you find points you to the right scenario below.
Scenario 1: You Never Touched the Walls
Maybe your walls are still the original color. Maybe you only see light fading or small pinholes from picture frames. If so, you are likely in the clear.
Article 21 of Law No. 26 of 2007 explains why. Tenants must return the property in the same condition, except for normal use. Courts and Dubai’s Rental Dispute Settlement Centre (RDC) usually treat light fading as normal use.
This does not mean a landlord will never ask you to pay. Some push back anyway, especially after paint turns yellow over time. But the landlord must prove the damage goes beyond normal use. You do not have to prove your innocence.
Scenario 2: You Painted the Walls a Different Color
Repainting without written permission causes many move-out disputes in Dubai. Most contracts require written consent for any wall color change. If you skipped this step, the landlord’s default duty does not protect you.
You changed something without approval. So the cost to fix it falls on you.
The usual fix is simple. Repaint the walls back to white or the original neutral shade. Many buildings, including Emaar and Nakheel communities, have an approved color code for this exact reason.
This is one task worth paying for. Good interior painting services can match the original color evenly across every wall. A patchy DIY job often causes a new dispute, just for a different reason.
Did you get written approval to paint? Keep that email or message. It proves the color was allowed. Then repainting becomes your choice, not your duty.
Scenario 3: There’s Damage Beyond Normal Wear
What Counts as Normal Wear and Tear
Light fading from sunlight is normal wear. So are small nail holes from photo frames. Faint scuff marks in hallways count too. Slight discoloration near AC vents is also normal.
Small chipped spots near a door frame usually count as normal wear as well. A quick job to repair chipped paint fixes this easily. You do not need to repaint the whole wall for a few small chips.
What Counts as Tenant Damage
Some marks cross the line into damage. A hole bigger than a picture hook is one example. Water stains from an unreported leak are another. Deep scratches and spill stains count too.
A bad DIY touch-up often creates a new problem. Mismatched paint can look worse than the original mark. Fixing uneven paint later costs more than doing the job right the first time. A small issue can turn into a bigger dispute this way.
Real damage usually reduces your deposit. The repair cost depends on how much wall area is affected. It can range from a few hundred dirhams to over a thousand.
Scenario 4: Your Contract Has a Specific Repainting Clause
Article 16 says landlords handle maintenance. But it adds one key phrase: unless the two parties agree otherwise. This is the phrase landlords use to add a painting clause of their own.
A common clause says the tenant must repaint before handover. It may name the exact color required. It may state that the tenant pays, no matter the wall condition.
If you signed a contract with this clause, it applies to you. This is true even if your walls look perfect. A clear, signed clause overrides the general rule. The RDC has upheld clauses like this many times.
Scenario 5: Your Landlord Already Deducted Painting Costs From Your Deposit
How to Tell If the Deduction Was Fair
A fair deduction comes with proof. Look for dated photos from your move-in check. Look for an itemized invoice from a real painting contractor. The charge should match real damage, not normal fading.
Watch out for vague charges. A line that just says “AED 1,500, painting” with no invoice is a red flag. So is a charge for something that is clearly normal wear.
How to File a Dispute at the Rental Dispute Centre
If the landlord will not budge, you can file a case. The fee is usually about 3.5% of your annual rent. You will need your tenancy contract, Ejari certificate, and ID. Bring your move-in and move-out photos too.
Most cases start with mediation. This step often solves the problem within days. If it fails, the case moves to a formal hearing instead.
Simple deposit disputes are usually solved in four to eight weeks. A judge’s ruling in your favor is enforced by the RDC. This can include releasing your withheld deposit.
The Legal Basis Behind All Five Scenarios
Three articles of Law No. 26 of 2007 explain most of this. Article 16 sets the default rule. The landlord handles maintenance, unless the contract says otherwise.
Article 20 lets landlords collect a maintenance deposit. This deposit guarantees the property’s upkeep at the end of the lease. Any unused amount must be refunded to the tenant.
Article 21 sets the return standard. Tenants must hand back the property in the same condition. The only exception is damage from normal use. This single rule is the base for the whole wear-and-tear idea.
Should You Repaint Anyway, Even If You’re Not Required To?
Some tenants repaint even when they do not have to. A fresh coat can speed up your handover. It also lowers the chance of the landlord finding small faults at inspection. This can help you get your full deposit back faster.
Cost of Hiring Your Own Painter
Standard rates for move-out painting services in Dubai are fairly clear. A studio costs around AED 449 plus VAT. A one-bedroom costs about AED 799. A three-bedroom can cost AED 1,599 or more. Villas often start around AED 1,999.
Most jobs this size finish within one day. This matters if your handover date is fixed.
Cost of Landlord-Arranged Repainting
If the landlord arranges it, the cost comes out of your deposit. Their contractor sets the price, not you. This gives you less room to negotiate. You also get less view of the real invoice.
Check the scope before you agree to anything. For villas, ask if the charge covers only interior walls. Or if it also includes exterior painting services for gates or garden walls. These two jobs have very different prices.
This choice is really a diy vs professional painting decision. It depends more on your time than on raw cost. Paint and tools may seem cheaper at first. But a patchy finish can fail inspection. Fixing it properly later often costs more than hiring a painter from the start.
Universal Move-Out Painting Checklist
- Read your contract’s painting clause today. Do not wait until moving week.
- Photograph every wall and ceiling with your phone. Keep the date and time stamped.
- Compare your new photos with your move-in photos, if you have any.
- Match your case to a scenario above. Get a quote from painting services in Dubai if you may need to repaint.
- Book early. Painters get fully booked in the last week of the month.
- Keep every invoice and message until your deposit is fully refunded.
- Do not sign a final settlement on the spot if a deduction looks unfair. Ask for an itemized breakdown first.
Frequently Asked Questions
Do tenants have to repaint every two years in Dubai?
No. There is no law that sets a fixed repainting schedule. Some contracts add this rule on their own. Without one, you only repaint if you caused damage or changed the wall color without permission.
Can my landlord force me to repaint before I move out?
Only in two cases. Your contract requires it. Or the walls show damage beyond normal wear. A landlord cannot demand repainting just because paint faded over time.
How much does move-out painting cost in Dubai?
A standard apartment usually costs AED 449 to AED 1,599 or more, plus VAT. The price depends on the size of the home. Villas and exterior work cost more. Repairs like fixing uneven paint or filling holes add to the price too.
What’s the difference between wear and tear and damage?
Wear and tear happens from normal daily life. Think fading, small scuffs, and tiny pinholes. Damage is harm that could have been avoided. Think large holes, stains, or an unreported leak. Article 21 makes tenants pay only for damage.
Is DIY painting cheaper than hiring a professional?
It can save money on labor at first. But think about your time and the cost of paint and tools too. An uneven finish may fail inspection. Fixing it later can cost more than hiring a painter from the start.
What should I do if my landlord deducts painting costs unfairly?
Ask for an itemized invoice and dated photos. If they cannot show either, you can file a case at the Rental Dispute Settlement Centre. The fee is about 3.5% of your annual rent. Simple deposit cases usually finish in four to eight weeks.
