Move-in inspection in Dubai: record the condition on day one

Why the move-in record matters for your deposit

Article 21 of Law No. 26 of 2007 requires the tenant to return the property in the condition received at the start of the lease, except for ordinary wear and tear or damage beyond the tenant’s control. Article 20 lets the landlord hold a security deposit for end-of-lease maintenance and requires its refund, or the balance, when the contract ends. The move-in record is the reference point for both.

Article 15 also requires the landlord to hand over the property in good condition that allows full use. A clear record at handover shows what still needs fixing.

What to check when moving into a rented apartment

Work room by room in the same order every time, and test what you can safely operate. Photograph each wall, then close-ups of any marks.

• Walls and ceilings: cracks, stains, damp marks, holes, paint condition.
• Floors and skirting: chips, scratches, loose or cracked tiles, grout.
• Doors, windows and locks: they open, close and lock; seals and handles.
• Kitchen: cabinets, hinges, worktop, sink, supplied appliances.
• Bathrooms: taps, flush, drainage speed, sealant, grout, water heater.
• AC: each unit cools, thermostat responds, no drips from indoor units.
• Electrical: sockets, switches, lights and the labelling of the distribution board.
• Balcony or garden: floor drains, railings, external doors.
• Meter readings, keys, access cards and remotes, counted and photographed.
• For furnished homes, an inventory of each item and its condition.

How to make the record useful later

A record helps only if someone else can follow it months later. Put the date, address and unit number at the top. Use fixed room names, such as “bedroom 2” rather than “small room”, and take a wide photo of each room before the close-ups so each detail can be located.

Share the record with the landlord or agent by email on the day, and ask them to acknowledge or sign it. For DIFC properties, the DIFC Courts’ tenant guidance advises inspecting the premises and agreeing a written schedule of the property before moving in. Keep the same format for the move-out record so the two can be compared line by line.

Reporting defects you find at handover

List defects in writing, with photos, and ask for repair dates. Under Article 16, unless the contract says otherwise, the landlord repairs defects that affect your use of the home. Note cosmetic marks too, even if you do not need them fixed, so they are on record.

Do not arrange repairs yourself without approval. Article 19 says the tenant may not carry out maintenance works without the landlord’s permission and any required licences.

Ejari and the other move-in tasks

Ejari is the Dubai Land Department’s system for registering tenancy contracts; it records the contract, not the property’s condition. Registration can be done through the Ejari system, the Dubai REST app or a Real Estate Services Trustees Centre, and produces a registration certificate. Keep it: the Rental Disputes Center lists a copy of the latest Ejari lease among the documents for registering a claim.

When a professional move-in record is worth it

A phone record works if it is complete and dated. A professional record adds consistency, located photographs and an independent author. OMEGA’s move-in condition record is a room-by-room record with located photographs: AED 475 including VAT for a studio, AED 575 for one bedroom, AED 675 for two, AED 795 for three and AED 1,150 for a villa. The property and access are confirmed before booking, and any repairs are quoted separately. Landlords can commission the same record at handover.