Move-Out Painting in Dubai: What Tenants and Landlords Need to Know

By the Top Tier Technical Services team · Published 29 October 2026 · 6 min read

Freshly painted empty apartment room after move-out painting in Dubai

Quick answer

Under Dubai's tenancy law, a tenant must hand the property back in the condition they received it, except for ordinary wear and tear. Whether you need to repaint depends on your tenancy contract and the walls' condition. Holes, stains, marks and colour changes usually need fixing before handover.

Key takeaways

Article 21 of Dubai Law No. 26 of 2007 requires tenants to return the property in the condition they received it, except for ordinary wear and tear.
Many tenancy contracts include specific terms about repainting, so check yours first.
Photos and a condition report from move-in are the best evidence of the walls' original state.
Book move-out painting early, because the end of the month is the busiest time.

Do you have to repaint when moving out in Dubai?

Article 21 of Dubai Law No. 26 of 2007 says the tenant must hand the property back to the landlord in the same condition in which they received it, except for ordinary wear and tear. So the law doesn't automatically require repainting. It requires the walls to be in the condition you received them, allowing for normal wear.

Your tenancy contract matters too. Many contracts include a clause about repainting or about deductions from the security deposit for painting, so read yours before you decide. This article is general information, not legal advice. If you and your landlord disagree, Dubai's Rental Disputes Settlement Centre handles tenancy disputes.

What counts as ordinary wear and tear on walls in a Dubai rental?

The law doesn't list examples, but in practice the difference is usually between gradual ageing and damage.

Usually treated as wear and tear:

Slight fading from sunlight
Light scuffs in hallways and behind furniture
Minor hairline cracks from the building settling

Usually treated as damage to put right:

Holes from nails, screws, wall-mounted TVs and shelves
Stains, grease marks, crayon and pen
Walls painted a different colour without the landlord's agreement
Damage from leaks or mould that wasn't reported

How do you plan move-out painting?

Find your move-in photos or condition report, and your contract's terms on painting.
Walk through every room and note holes, marks, stains and any coloured walls.
Book the painters early. Weeks around the end of the month fill up first.
Schedule painting after your furniture has gone, so walls are easy to reach and nothing is in the way.
Leave time for the paint to dry and the smell to clear before the handover inspection.

Good preparation matters as much as the paint. Holes need filling and sanding, stains may need a stain-blocking primer so they don't show through, and coloured walls usually need extra coats to return to the original shade.

What should Dubai landlords do between tenancies?

For landlords, the handover is the best time to repaint, while the property is empty. A fresh coat helps a unit rent faster and gives the next tenant a clean starting point. Record the condition with photos at both move-out and move-in, so any future dispute is easier to settle.

We repaint apartments and villas across Dubai between tenancies, including filling, sanding and priming. See our painting services, or our apartment maintenance service if other repairs are needed before the next tenant. Contact us for a quote.

Frequently asked questions

Can my landlord deduct painting costs from my security deposit?

That depends on your tenancy contract and on whether the walls are in worse condition than ordinary wear and tear. If you disagree with a deduction, discuss it with your landlord first. Dubai's Rental Disputes Settlement Centre handles disputes that can't be resolved.

Do I need to repaint if I only lived there for a year?

Not necessarily. The legal test is whether the walls are back in the condition you received them, apart from ordinary wear and tear. Fill holes and clean or touch up marks. Your contract may also have specific terms.

Can I just touch up the marks instead of repainting?

Sometimes. Touch-ups can show as patches if the original paint has faded or the colour doesn't match exactly, so repainting the whole wall often gives a better result.

What colour should I repaint the walls?

Return them to the original colour. If you painted a feature wall in a different colour, it will need to go back to the original shade, which usually takes extra coats.