# Dubai move-in inspection record: evidence by defect type

> A room-by-room Dubai move-in worksheet that separates observations, dates, notices and documents before any later RDC claim.

Source: https://withlida.com/insights/dubai-move-in-inspection-record

---

:::intro
As of 29 September 2026, the Rental Disputes Center's first-instance rental page lists four numbered core document groups, then invites supporting records such as correspondence, notices, utility bills, cheques and letters. A move-in inspection is most useful when it keeps each visible condition tied to a room, date, source file, notice trail and open question, without treating a photograph or worksheet as proof of cause, liability or a later deduction.
:::

:::summary
- The strongest move-in record is a defect-by-defect index, not a folder of unlabelled photographs.
- The tenancy contract, addendum, handover checklist, dated image, maintenance report, notice and later RDC claim file each answer a different question.
- This worksheet is withlida's evidence organiser. It is not a Dubai Land Department or Rental Disputes Center form.
- A photograph records visible condition. It does not by itself establish when a defect arose, what caused it, who is responsible or whether a future deduction is due.
- Dubai's tenancy law supplies condition and maintenance boundaries, while a later RDC file has its own current document and language requirements.
:::

## Start with the job of each record

The useful distinction is between what a record contains and what someone later concludes from it. Dubai's official unified tenancy contract records the parties, property, term, annual rent, deposit and payment method. It also allows additional terms in an addendum signed by the parties. Neither the contract nor the addendum is the same thing as a room-level observation log ([DLD unified tenancy contract, accessed 29 September 2026](https://dubailand.gov.ae/media/ivuhfjxa/ejari_unified_tenancy_contract.pdf)).

The [Dubai tenancy contract guide](/insights/tenancy-contract-dubai) explains the wider lease structure. The table below keeps seven records in their proper lanes.

| Record | What it can record | What it does not decide by itself |
|---|---|---|
| Tenancy contract | Parties, property, lease dates, rent, deposit and agreed obligations | The detailed visible condition of every room on handover |
| Signed addendum | Extra terms agreed by the parties, provided they do not conflict with law | Whether a later mark was caused by one party |
| Handover checklist | Items inspected, observations, keys, readings and acknowledgements | Cause, legal responsibility or the amount of a future claim |
| Dated image | Visible condition in a particular file and its recorded date context | Authenticity, cause, responsibility or a future deduction without supporting context |
| Maintenance report | The inspection, diagnosis, work or recommendation stated by its issuer | A tribunal's finding or a conclusion beyond the report's own scope |
| Notice and delivery record | What was communicated, when, by which channel and with which attachment | That the recipient agreed with every statement in it |
| Later RDC claim file | The lease, identity, banking, notice and supporting documents submitted for a stated claim | The outcome or evidential weight the RDC may give any one item |

The official contract says an addendum may be attached when additional terms are needed and signed by the contracting parties. It does not publish a mandatory move-in checklist. The worksheet below is therefore an editorial tool for organising records, not a substitute for the contract, Ejari registration or an RDC filing requirement.

## Use a room-and-defect worksheet

The worksheet works best when one line describes one item or defect. That keeps a wall mark separate from an air-conditioning report, even if both sit in the same room. The six columns are an editorial classification by withlida, based on general evidence-keeping practice rather than an official DLD or RDC form.

| Room or item | Observation | Date and time | Document or file | Notice status | Unresolved question |
|---|---|---|---|---|---|
| Entrance, door and locks | Describe visible marks, alignment and operation without naming a cause | Record the inspection or capture time | Checklist line, wide image, close image, key sheet | Not sent, sent, received or answered | Was this present at handover, and is any action agreed? |
| Walls, ceilings and floors | Describe location, size and visible character of a mark, crack, chip or stain | Use the date attached to the actual record | Room plan, image filename, inspection page | Link the exact line and attachment | Does another record establish history or cause? |
| Windows and balcony doors | Record visible seal, glass, frame, handle and opening condition | Note inspection time and any later recheck | Wide view, detail image, maintenance report | Record recipient and response | Is the issue cosmetic, operational or still unclassified? |
| Kitchen and appliances | Record item identity, visible condition, serial number and observed operation | Date the observation and any technician visit separately | Inventory, image, video index, report | Link notice to the exact appliance | What does the contract or inventory say was supplied? |
| Bathrooms and water-related marks | Describe only what is visible or measured, including location and extent | Keep move-in capture and later report dates separate | Image, checklist, plumber or maintenance report | Record when the issue was reported | Has a qualified report stated a source, and what remains unknown? |
| Cooling, power and controls | Record the control, display or function observed at the time | Note test time and any service time | Video index, meter image, maintenance record | Record notice and access trail | Was the system tested, inspected or repaired, and by whom? |
| Keys, cards, remotes and meters | Count items and record displayed readings | Use the actual handover time | Handover sheet and labelled images | Share the final count or reading | Do both parties acknowledge the same handover figure? |

For a wider start-to-finish folder, use the sibling [Dubai tenancy deposit evidence checklist](/insights/dubai-tenancy-deposit-evidence-checklist). This worksheet sits inside that file as the move-in condition layer.

:::callout{variant="info" title="What a photograph can establish"}
A photograph records visible condition in the captured frame. It cannot by itself prove cause, responsibility, authenticity, the date a defect first arose or whether a future deduction is due. Keep the original file, its surrounding room view and the message or checklist line that connects it to the tenancy.
:::

## Record a defect without deciding it

The clean method is to preserve an observation before turning it into an allegation. The sequence below is general knowledge for practical record keeping. It is not an official filing procedure and does not predict how the RDC will assess a record.

::::steps
:::step{title="Name the exact place and item"}
Use the room, surface and fixture name that another person can locate. "Bedroom 2, wall beside window" is more traceable than "wall damage".
:::
:::step{title="Describe what is visible"}
State colour, location, shape, approximate extent and observed operation. Keep cause words such as leak, impact or misuse out unless a qualified report or agreed record supplies them.
:::
:::step{title="Tie the observation to its source"}
Give the checklist line, image filename, video timestamp, inventory item or report reference. A wide view establishes location; a closer view records detail.
:::
:::step{title="Separate the dates"}
Keep the inspection date, image capture date, notice date, access date and maintenance-report date as distinct fields. Do not convert one into another.
:::
:::step{title="Record notice and response"}
Link the exact observation and files sent. Record delivery or receipt separately from agreement. If the response disputes the entry, keep both positions.
:::
:::step{title="Leave the open question open"}
Use a question field for missing cause, history, allocation or proposed action. Closing the question without a source removes the distinction the file is meant to preserve.
:::
::::

::figure{src="images/blog/dubai-move-in-inspection-record/inline-1.png" alt="Five-part move-in condition evidence chain from observation to open question" caption="Each defect line connects the visible observation to its date, source, notice trail and unresolved question."}

One worked example shows the language boundary. "Small brown mark, about the width of the window latch, on the bedroom wall below the right corner of the window; visible in IMG-014 and room-wide IMG-013, captured 29 September 2026" is an observation. "The window caused a leak and the tenant is not responsible" is a conclusion that those two images do not establish.

## Keep the legal table within the official text

Dubai Law No. 26 of 2007 sets the condition and maintenance boundaries relevant to this record. Article 15 was superseded by Law No. 33 of 2008, so the amended wording controls that row. The English legislation pages also state that the original Arabic text prevails if the translations conflict.

| Provision | What the official text states | Boundary for the worksheet |
|---|---|---|
| Article 15, as amended | The landlord must hand over the property in good condition allowing the tenant full use stated in the lease ([Law No. 33 of 2008, issued 1 December 2008](https://dlp.dubai.gov.ae/Legislation%20Reference/2009/Law%20No.%20(33)%20of%202008%20Amending%20Law%20No.%20(26)%20of%202007.html)) | The worksheet can record the condition observed at handover. It does not decide whether the legal standard was met. |
| Article 16 | Unless the parties agree otherwise, the landlord is responsible during the lease for maintenance and repair of defects or damage affecting intended use ([Law No. 26 of 2007, issued 26 November 2007](https://dlp.dubai.gov.ae/Legislation%20Reference/2007/Law%20No.%20(26)%20of%202007%20Regarding%20regulation%20between%20the%20lessor%20and%20the%20lessee.pdf)) | Record the lease term, report and response. Do not infer allocation without reading the agreement. |
| Article 17 | The landlord is responsible for defect, damage, deficiency and wear and tear arising for reasons not attributable to tenant fault ([Law No. 26 of 2007, issued 26 November 2007](https://dlp.dubai.gov.ae/Legislation%20Reference/2007/Law%20No.%20(26)%20of%202007%20Regarding%20regulation%20between%20the%20lessor%20and%20the%20lessee.pdf)) | A condition image does not establish attribution. Keep any technical report separate. |
| Article 19 | The tenant must maintain the property as an ordinary person would maintain their own and needs landlord permission plus required licences for changes or works, subject to agreed or customary restorations ([Law No. 26 of 2007, issued 26 November 2007](https://dlp.dubai.gov.ae/Legislation%20Reference/2007/Law%20No.%20(26)%20of%202007%20Regarding%20regulation%20between%20the%20lessor%20and%20the%20lessee.pdf)) | Record approvals and the exact work. Do not treat the inspection sheet as permission. |
| Article 20 | A landlord may take a security deposit for maintenance at lease expiry and must refund the deposit or remainder when the lease expires ([Law No. 26 of 2007, issued 26 November 2007](https://dlp.dubai.gov.ae/Legislation%20Reference/2007/Law%20No.%20(26)%20of%202007%20Regarding%20regulation%20between%20the%20lessor%20and%20the%20lessee.pdf)) | The move-in record supplies condition context. It does not set a deduction. |
| Article 21 | At expiry, the tenant must surrender the property in the condition received, except ordinary wear and tear or damage beyond the tenant's control; a dispute goes to the Tribunal ([Law No. 26 of 2007, issued 26 November 2007](https://dlp.dubai.gov.ae/Legislation%20Reference/2007/Law%20No.%20(26)%20of%202007%20Regarding%20regulation%20between%20the%20lessor%20and%20the%20lessee.pdf)) | Matched move-in and move-out records can show observed change. They do not decide which exception or responsibility applies. |

::figure{src="images/blog/dubai-move-in-inspection-record/inline-2.png" alt="Four-station legal boundary sequence for handover, maintenance, tenant care and surrender" caption="The law supplies separate boundaries for handover, maintenance, tenant care and surrender."}

The contract can change parts of the maintenance allocation where the law allows agreement. That is why the contract, addendum and condition record stay separate. The inspection sheet records facts. The signed terms record agreements. The law supplies the wider boundary.

## Build any later RDC claim file separately

The move-in worksheet can become one supporting record in a later file, but it is not the claim file itself. As of 29 September 2026, the RDC first-instance rental service page lists four numbered core document groups: the latest lease or Ejari, identity evidence, a bank letter or statement showing the plaintiff's IBAN, and a notarised notice with the notification officer's report or registered post with acknowledgement for an eviction claim. It then gives examples of other supporting documents, including correspondence, notices, electricity and water bills, cheques and letters ([RDC, accessed 29 September 2026](https://rdc.gov.ae/en/eservices/register-first-instance-lawsuit-rental/)).

The same page requires documents to be submitted in Arabic or legally translated into Arabic and uploaded in the sections described by the RDC system. That requirement belongs to the later filing stage. It does not turn the move-in worksheet into an RDC form.

For website filing, the current page lists five procedural steps: create or use an account and choose the service, enter data and upload documents, pay after electronic lawsuit verification, attend through the tele-litigation system, and receive the judgment through the website. These are published service mechanics, not a timetable or forecast for a result.

::figure{src="images/blog/dubai-move-in-inspection-record/tool-1.webp" alt="Rental Disputes Center first-instance rental lawsuit service page" caption="The RDC page separates required documents, service terms and filing steps."}

Before a later file is assembled, keep the record-level nouns exact:

| File component | Keep as | Do not relabel it as |
|---|---|---|
| Signed lease and Ejari | Contract and registration record | Room-condition schedule |
| Signed extra terms | Addendum | Maintenance report |
| Room worksheet | Handover or condition checklist | DLD or RDC form |
| Image or video | Dated visual file | Proof of cause or liability |
| Technician document | Maintenance or inspection report by its issuer | Tribunal finding |
| Message and delivery evidence | Notice trail or correspondence | Agreement unless the response says so |
| Uploaded case bundle | RDC claim file for the stated claim | Prediction of the outcome |

The record is strongest editorially when another reader can follow its chain without repairing the labels: lease, addendum, observation, source file, notice, response, maintenance document and later claim bundle. The RDC decides its own process and assessment. The worksheet does not.

## FAQ, checked 29 September 2026

::::faq
:::faq-item{q="Where can I file a complaint against a landlord in Dubai?"}
The official route is the Rental Disputes Center. Its first-instance rental service covers disputes arising between landlords and tenants and provides the current online and trustee-centre filing procedures ([RDC, accessed 29 September 2026](https://rdc.gov.ae/en/eservices/register-first-instance-lawsuit-rental/)).
:::
:::faq-item{q="How can I resolve a rental dispute in Dubai?"}
The RDC page starts with the latest lease or Ejari, identity evidence, plaintiff IBAN evidence and the documents supporting the particular claim. An eviction claim has a specific notice and delivery-proof requirement on that page. The appropriate route depends on the claim and record, so the current RDC service classification needs to be checked directly.
:::
:::faq-item{q="What happens after an RDC rental claim is filed online?"}
As accessed on 29 September 2026, the service page lists data and document upload, payment after electronic verification, a hearing through the tele-litigation system and receipt of the judgment through the website. It labels registration completion as one business day, which is not the duration of the case or a result forecast ([RDC](https://rdc.gov.ae/en/eservices/register-first-instance-lawsuit-rental/)).
:::
:::faq-item{q="How likely are you to win a rental dispute?"}
The official law and service page used here do not publish outcome odds. A checklist, photograph, report or notice may form part of a record, but withlida does not predict how the RDC will weigh it or decide responsibility.
:::
::::

:::callout{variant="note" title="Keep the tenancy record current"}
Subscribe to the withlida market brief for dated Dubai tenancy rules, official service changes and new evidence guides.
:::

:::callout{variant="info" title="Before you act"}
This guide is general information, not financial, legal or investment advice. Tenancy rules, filing requirements and service procedures change; verify the current requirements with the Dubai Land Department, RERA, the Rental Disputes Center or a licensed professional before you commit.
:::