The day you collect your apartment keys in Dubai, Abu Dhabi, or Sharjah is exciting — but it is also the one moment that decides whether you get your full security deposit back twelve months later. Learning how to document property damage before moving in is the single most effective thing a UAE tenant can do to protect their money.
Most deposit disputes in the Emirates are not about rent at all. They are arguments about marks on the walls, a chipped kitchen counter, or a scratched door that the tenant insists were already there. When neither side has proof, the landlord usually wins the deduction. A careful condition record flips that balance completely.
Quick Answer
To document property damage before moving in: inspect the unit before bringing furniture in, photograph and video every room in daylight (including close-ups of existing marks, stains, cracks and scratches), note the condition of appliances, fixtures and AC units, record meter readings, and get the landlord or agent to sign a written move-in condition report. Share the photos and report with the landlord on the same day so there is a timestamped record both sides hold.
How to Document Property Damage Before Moving In: Step by Step
1. Schedule the inspection before move-in day
Ask the landlord or agent for access to the empty unit a day or two before you move your furniture in. Photographing an empty apartment is far easier — stains on floors and marks on walls hide behind sofas and boxes. If early access is not possible, inspect everything before the movers unpack.
Bring a friend or family member if you can. A second pair of eyes catches things you miss, and a witness adds credibility if a dispute ever reaches the Rental Disputes Center (our rental contract problems guide covers how disputes are handled).
2. Photograph every room methodically
Work room by room and use a consistent pattern so nothing is skipped:
- Wide shots first: stand in each corner and photograph the whole room, including the ceiling and the floor.
- Close-ups of every defect: scratches on floors, chipped tiles, marks and holes on walls, stained grout, cracked caulking, wobbly handles, stained sinks and taps.
- Inside everything: open every cupboard, wardrobe, drawer, balcony cabinet and the kitchen — photograph inside and out.
- Appliances: the cooker, oven, extractor hood, fridge, washing machine and dishwasher — doors open and closed. Photograph model plates or serial numbers where visible.
- AC and water heaters: the condition of each AC unit (indoor and, if accessible, outdoor), vents and thermostats.
- Bathrooms: toilet, shower, bathtub, taps, mirrors, tiles and silicone seals — these are the most disputed areas at move-out.
- Doors and windows: every door (both sides), locks, keys, window frames, glass and balcony railings.
Keep your camera’s timestamp and location services on, or use an app that stamps date and time on the image. A photo without a date is much weaker evidence.
3. Take a continuous walkthrough video
After the photos, record one unedited video walking slowly through the entire unit, narrating what you see: “Living room, scratch on the floor by the balcony door,” and so on. An unedited video is hard to fake and tells the full story in a way still photos cannot. Store the original file — do not rely only on a WhatsApp-compressed copy.
4. Fill in a written condition report
A written report is the backbone of your documentation. Create a simple table for each room listing:
- Item or area (e.g. “Master bedroom, north wall”)
- Condition (e.g. “Good”, “Fair”, “Damaged”)
- Notes describing any defect in plain words
You can build this in a notebook, a spreadsheet, or a free condition-report template. What matters is that the landlord or agent reviews it and signs and dates it. A signature turns your notes into an agreed record instead of your personal claim.
5. Record meter readings and test everything
Note the DEWA (Dubai), ADDC/ADWE (Abu Dhabi) or SEWA (Sharjah) electricity and water meter readings at handover, and photograph the meters. Then test what you can: every light switch, tap, flush, burner, AC unit, doorbell, intercom, extractor fan and window lock. Write down anything that does not work and report it to the landlord in writing the same day. For the paperwork side of utilities, see our guide to UAE utility connections.
6. Send everything to the landlord the same day
Email the photos, the video link, the signed condition report and the meter readings to your landlord or agent on the day of the inspection. This creates a timestamped trail proving the damage existed before you moved in. Keep that email forever — it is your strongest piece of evidence. If the landlord never replies, that is also fine; the sent email itself is the record.
What Counts as “Existing Damage” Worth Recording?
Record everything that is not brand new, even if it looks minor. At move-out, the standard is usually “fair wear and tear is acceptable” — but the line between wear and damage is exactly what disputes are about. If it is documented, there is no argument.
| Area | Common pre-existing issues to photograph |
|---|---|
| Floors | Scratches, chips, cracked tiles, lifting laminate, carpet stains |
| Walls & ceilings | Marks, nail holes, peeling paint, cracks, water stains |
| Kitchen | Burn marks, chipped counters, stained sink, oven condition |
| Bathrooms | Mould or mildew, cracked tiles, loose fittings, tap stains |
| Doors & windows | Scratches, misaligned frames, broken handles, foggy double glazing |
| Balcony | Railing rust, cracked tiles, paint damage, drainage condition |
| Parking/storage | Condition of the allocated bay and any storage unit |
Common Mistakes Tenants Make
- Rushing the handover. Signing the handover papers in the lobby without walking the unit is the most expensive five minutes a tenant can save.
- Photographing at night. Yellow lighting hides stains and marks. Daylight (or every light on, plus flash) shows the truth.
- Keeping photos only on the phone. Phones get lost, stolen or reset. Back the files up to cloud storage and keep the email you sent to the landlord.
- Not getting a signature. Photos alone prove the damage existed, but a signed condition report proves the landlord knew about it and agreed.
- Forgetting the “boring” items. Curtain rods, door stoppers, balcony drains, storage cages and parking bays are all chargeable at move-out if damaged.
- Assuming the Ejari fixes it. Registering your tenancy contract (see our Dubai Ejari registration guide) protects your legal tenancy — it says nothing about the property’s condition.
How This Protects Your Security Deposit
Your security deposit — typically five percent of annual rent for unfurnished units and ten percent for furnished ones — is returned at the end of the tenancy minus the cost of damage beyond normal wear and tear. Read how rental deposits work in the UAE for the full breakdown. When you can prove a scuff predates your tenancy, the landlord has no basis to deduct for it, and any claim you file later is dramatically stronger. Our guide on getting your rental deposit back walks through the move-out side of the same process.
Frequently Asked Questions (FAQs)
Is the landlord required to do a move-in inspection in the UAE?
UAE tenancy law does not force a landlord to produce a move-in condition report, but nothing stops you from creating one yourself and asking them to sign it. Most professional landlords and agencies in Dubai and Abu Dhabi already do handovers with condition notes — if yours does not, that is all the more reason to do your own.
What if the landlord refuses to sign my condition report?
Send it by email anyway, with the photos attached, and keep the sent message. A dated email you can prove you sent is still evidence. You can also note the refusal in the email itself: “As discussed, I am sharing the move-in condition report; please confirm.” Silence after that point works in your favour.
Do I need a professional snagging inspection?
For brand-new or off-plan handovers, many tenants hire a professional snagging company to find defects the developer must fix. For a regular resale or second-hand rental, a thorough DIY inspection with photos, video and a signed report is usually enough. For high-value villas, a professional report can be worth the cost.
Can I use WhatsApp messages as proof of existing damage?
Yes — timestamped WhatsApp photos sent to the landlord or agent at move-in are accepted as evidence in practice, and the Rental Disputes Center does consider them. But email is better: it is harder to lose, easier to search, and reads more formally if the dispute escalates. Do both if you like.
Should I document damage in a furnished apartment differently?
The process is the same, but the list is longer: every piece of furniture, mattress condition, curtains, and each appliance needs its own photo and note. Furnished units carry a larger deposit (typically ten percent), so there is more money at stake. Photograph upholstery and mattress stains especially carefully.
The Bottom Line
Spend two careful hours documenting your rental before you move in, and you buy yourself a year of peace of mind. Photos, a video, a signed condition report and a same-day email to the landlord are cheap insurance against the most common deposit deductions in the UAE. When move-out day comes, you will hand the keys back with proof instead of arguments — and know exactly what to do if the landlord still tries to hold your money.
For broader context on renting smart in the Emirates, browse our Dubai rental market guide for tenants and the official tenancy guidance on the UAE government portal u.ae.
Last Updated: 8 October 2026
About the author: Zaviyar Sultan is a UAE-focused writer at Asandada24, covering driving, visas, banking, insurance and everyday UAE life. His guides are researched from official UAE government and regulator sources and updated regularly.
Asandada24 is an independent informational website, not affiliated with the UAE government or any agency mentioned; content is general information only, not legal, immigration or financial advice; verify critical details with official sources before acting.