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Dubai Tenant Painting Rights: Who Pays — Landlord or Tenant?

Last updated April 2026 · General guidance, not legal advice

In Dubai, the tenant is generally responsible for returning a property in the condition it was received, which usually includes repainting walls that were changed or damaged beyond normal wear and tear. Landlords handle major and structural maintenance. Your tenancy contract’s exact wording always takes priority.

Key points
  • Tenants return the property in original condition
  • Landlords cover structural & major maintenance
  • Your tenancy contract decides the specifics
  • Unpaid repainting can be deducted from your deposit

What Dubai tenancy law says about painting

Dubai’s rental relationship is governed by Law No. 26 of 2007 (and its amendment, Law No. 33 of 2008), regulated by RERA under the Dubai Land Department. The framework sets a general principle: tenants must look after the property and return it in good condition, while landlords are responsible for major maintenance unless the contract says otherwise. It does not lay down one fixed painting rule for everyone — which is exactly why the tenancy contract matters so much.

What your tenancy contract should say about painting

Before signing (or before moving out), check the maintenance and handover clauses. Look for wording about:

  • Whether you must return walls freshly painted or in original colour
  • Who pays for minor maintenance (often the tenant, up to a set amount)
  • Any clause allowing deductions from your security deposit

If the contract requires repainting at handover, that obligation is generally enforceable.

Move-out painting: what landlords can reasonably expect

A landlord can reasonably expect the property back without nail holes, scuffs, bold personalised colours, or damage beyond fair wear and tear. “Fair wear and tear” — light marks from normal living — shouldn’t be charged to you, but repainting to cover a feature wall you added, or damage, usually is your cost. Getting it professionally repainted before the final inspection is almost always cheaper than a landlord’s deposit deduction.

Can I paint my rented apartment in Dubai?

Generally yes for interior walls, but with two rules: get written permission from your landlord first, and be ready to return the walls to their original colour when you leave. Never repaint an exterior or change a facade colour in a managed community (Emaar, Nakheel, and similar) without NOC approval.

How to avoid disputes at handover

  1. Photograph everything, dated, at both move-in and move-out.
  2. Keep your contract’s maintenance clause to hand.
  3. Get colour-change approval in writing.
  4. Repaint professionally before the final inspection so there’s nothing to deduct.

Planning a move? We do deposit-safe repainting across Dubai — see move-out painting costs.

Frequently asked questions

Who pays for painting in a Dubai rental — landlord or tenant?
In Dubai, tenants are generally responsible for returning the property in the same condition they received it, which usually includes repainting if walls were altered or damaged beyond fair wear and tear. Landlords cover structural and major maintenance. Your specific tenancy contract terms take priority, so always check what it says.
Can I paint my rented apartment in Dubai?
Usually yes for interior walls, but you should get written landlord permission first, and you’ll typically be expected to return the walls to their original colour at move-out. Never change exterior colours in a managed community without approval.
What does RERA say about painting?
Dubai’s tenancy framework (Law No. 26 of 2007 and its amendments, overseen by RERA) sets out that tenants must maintain the property and return it in good condition, while landlords handle major maintenance. It doesn’t fix a single painting rule for every case — the tenancy contract decides specifics, so read yours carefully.
Do I have to repaint when I move out in Dubai?
Often yes. Many Dubai tenancy contracts require the tenant to hand back freshly painted or original-condition walls. If you don’t, the landlord may deduct painting costs from your security deposit. Professional move-out painting is usually cheaper than the deduction.
How do I avoid painting disputes at handover?
Document the property’s condition with dated photos at move-in and move-out, keep your tenancy contract’s maintenance clause handy, get landlord approval in writing for any colour changes, and arrange professional repainting before the final inspection.
FX
Reviewed by the Fixwix Painting team10+ years painting villas, apartments & offices across Dubai. Licensed & insured. Last updated April 2026.

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