You've moved into a Dubai apartment with bare windows. The sun comes through at 7am, there's no privacy from the building opposite, and the developer-issued blinds — if there are any — look like they were chosen to minimise complaints rather than maximise comfort.
You want proper curtains. Good ones. But you're renting, and somewhere in the back of your mind is a worry: is this allowed? Will you lose your deposit? Do you need permission?
These are legitimate questions and the answers aren't always easy to find. Here's what the law actually says, what your contract likely contains, and exactly how to protect yourself before a single bracket goes into a wall.
Note: This article provides general information about Dubai tenancy practices. It is not legal advice. For specific disputes or legal questions, consult a UAE-licensed lawyer or RERA directly.
The Short Answer
Yes, you can. With one simple step first.
Installing curtain tracks, rods, or blind brackets is not a structural modification under UAE law. It involves small wall fixings that can be filled and repainted when you leave. Landlords deal with this constantly across Dubai's rental market. Most have no objection at all. The one thing you should always do first: send a quick message to your landlord or property manager explaining what you plan to install, and keep their response in writing. That single step covers you completely.
What UAE Tenancy Law Actually Says
Dubai tenancy is governed primarily by UAE Law No. 26 of 2007 and its amendment Law No. 33 of 2008, both administered through RERA (Real Estate Regulatory Agency). These laws set out the rights and obligations of landlords and tenants across the emirate.
On the question of modifications, the framework is clear in principle even if the detail requires interpretation. Tenants are required to return the property in the same condition as they received it, allowing for fair wear and tear. They cannot make structural alterations without the landlord's written consent.
The critical word is structural. The law is concerned with changes that alter the property's fabric or function — knocking walls, changing plumbing, rewiring electrics, adding permanent fixtures that affect the building's condition. Small wall fixings for curtain hardware do not meet this threshold.
The practical test is restoration: can the property be returned to its original condition without lasting damage? A curtain track involves 4 to 8 small wall plugs and screws. On vacating, you fill the holes, touch up the paint, and the wall is indistinguishable from how you found it. This is not a structural modification by any reasonable interpretation of UAE tenancy law.
Where things become more complex: if your contract contains specific clauses about alterations, those clauses govern regardless of general law. Your contract is always the first place to look.
What Counts as a Modification — and What Doesn't
Not everything is as clear-cut as a curtain bracket. Here's how different types of changes sit on the modification spectrum:
Minor fixings
Worth confirming first
Proper modifications
Curtain hardware sits firmly in the first column. Motorized systems are in the middle column not because they're problematic, but because running wiring through walls or ceiling is a step up from a bracket fixing and worth a quick conversation first. Most landlords still say yes.
What Your Tenancy Contract Probably Says
Before you install anything, read your tenancy contract — specifically the clauses about alterations, modifications, and property condition. Here's what to look for and how to interpret it:
"No alterations without written consent"
This is the most common clause in Dubai tenancy agreements. It sounds absolute but in practice refers to structural changes. Send a message to your landlord describing what you plan to install — curtain tracks, blind brackets, specific hardware — and keep their written agreement. You've satisfied the clause.
"Property to be returned in original condition"
Standard clause. It means fill the holes, repaint if necessary, and leave it as you found it. This applies to curtain brackets just as it does to picture hooks. As long as you restore the wall on vacating, this clause is satisfied. Take before-and-after photos to document the restoration.
"No fixings to walls or ceilings"
This is the rare clause that could genuinely restrict you. It's uncommon but does appear in some agreements for furnished or semi-furnished properties. If you see this wording, have a direct conversation with your landlord — most will allow curtain brackets as an exception, especially if the property has no existing window treatment.
No clause at all
Many Dubai tenancy contracts are short and don't address minor fixings at all. In this case, you're relying on the general law framework — which, as covered above, treats small wall fixings as normal tenant activity. A quick message to your landlord is still good practice even without a specific clause to satisfy.
How to Handle It the Right Way
Two minutes of proper process protects you against any possible issue at check-out. Here's exactly what to do:
Read your contract first
Find the alteration or modification clause. Note the exact wording. If there's a "no fixings" clause, your conversation with the landlord needs to happen before anything is installed, not after.
Send a message — WhatsApp or email, not a phone call
Written is everything here. A verbal yes from a landlord means nothing if there's a dispute at check-out. Send a WhatsApp or email describing what you plan to install, where, and that you will restore the wall on vacating. Keep it simple and factual — you're informing, not asking permission for something difficult.
Keep the response
Screenshot it. Forward it to email. Save it somewhere you'll find it 18 months from now. A WhatsApp conversation that only exists on a phone you lose or replace is not reliable documentation. Back it up.
Photograph the walls before installation
One photo of each wall where brackets will go. Date-stamped if possible. This proves the wall condition before any fixings went in, which is useful if your landlord claims damage that pre-existed your tenancy.
On vacating: restore and document
Remove the hardware, fill any holes with standard filler, and repaint if the wall needs it. Take photos of the restored wall before handing back keys. Keep these photos for 30 days after check-out. If a dispute about the deposit arises, your documentation makes your position clear.
Here's a message template you can adapt:
Hi [Landlord/Agent name],
I hope you're well. I wanted to let you know I'm planning to install [curtain tracks / a roller blind bracket / curtain rod brackets] in the [living room / bedroom] of the apartment. It involves small wall brackets with standard fixings — nothing structural. I'll fill and restore the walls to their current condition when I vacate.
Just wanted to flag it and keep you in the loop. Please let me know if you have any concerns.
Thanks,
[Your name]
That message is polite, specific, and demonstrates that you're a responsible tenant who understands the obligations. The vast majority of Dubai landlords respond positively to this kind of communication — often with a simple "no problem."
Deposit Risk by Installation Type
Let's be concrete about what could actually cost you deposit money and what won't.
The pattern is clear: the installation type matters less than the documentation. A motorized system with written consent and proper restoration on exit carries lower real-world risk than a simple bracket installed without any communication and left unremedied at check-out.
Practical Curtain Options for Renters
Knowing you can install curtains properly is one thing. Choosing what to install in a rental — where you might move in 1 to 3 years — involves a slightly different calculation than if you owned the property.
- Custom curtains with standard tracks: The best result for your daily life and the most practical to remove. A custom curtain on a standard ceiling track or wall bracket comes down cleanly, and the track itself unclips or unscrews. You can take the curtains with you to your next rental or home. The wall fixings take 20 minutes to restore.
- Roller blinds: Roller blinds on bracket fixings are even simpler to install and remove than curtain tracks. The cassette lifts out of the brackets; the brackets unscrew. Custom-made blinds are sized to your current windows, so you may or may not be able to reuse them in a new property — but the installation and removal process is fast and reversible.
- Tension rods for lightweight sheers: If you want a sheer layer for privacy and don't want any wall fixings at all, a tension rod between two walls or inside a window reveal needs zero installation. It's not ideal for heavy fabrics or large spans, but for a bedroom or a bathroom window it works well and leaves absolutely no trace.
- Motorized systems: Worth having the conversation with your landlord before installing. Many landlords in newer Dubai buildings are open to it, particularly if you make clear you'll restore everything on exit. The Somfy motor itself can be taken with you; only the wiring and track fixings need restoring.
This is a genuine decision. Custom curtains for a 2-bedroom Dubai apartment run AED 1,500 to 4,000 depending on fabric and track type. If you're on a two-year contract and likely to renew, that investment pays back in daily comfort and quality of life. If you're on a short-term contract and genuinely uncertain about your next move, a simpler roller blind that comes down easily and travels with you might make more sense.
We fit curtains in rental properties across Dubai every week. The tenants who spend properly on window treatments are almost always the ones who've been in their apartment longest — because a well-treated apartment actually feels like home, which makes you want to stay.
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Frequently Asked Questions
Can a Dubai tenant install curtains without asking the landlord?
Technically, small wall fixings for curtain hardware are not structural modifications and don't require formal permission under UAE law. That said, always send a quick message first. It takes two minutes, it documents your intent to restore the wall on vacating, and it puts any potential check-out disagreement in your favour. It's also just good practice as a tenant.
What happens if my landlord says no?
It's rare but possible — usually in furnished apartments where the landlord wants to maintain a specific look. If you get a no, your options are tension rods for lightweight sheers (no fixings at all), adhesive hooks for light curtains, or having a follow-up conversation about specific hardware. Explain what you're installing and that you'll restore it completely. Most landlords who say no initially change their position when they understand what's actually involved.
Will curtain brackets affect my security deposit?
Only if you don't fill the holes and restore the wall when you leave. Small filled and repainted bracket holes are considered normal tenancy activity in Dubai's rental market. Landlords who try to deduct deposit for properly restored minor fixings have a weak position. Your documentation — the written landlord acknowledgement and before/after photos — makes that position even weaker.
Can I take my custom curtains when I move?
Yes. The curtains themselves are your property. The track or rod brackets get removed and the walls restored. You can take custom curtains to your next property — though they may not fit the new windows perfectly if the dimensions differ. Many of our rental customers buy curtains they love and have us adjust or rehang them in their next home. It's one of the hidden advantages of going custom.
Does RERA have specific rules about curtain installation?
RERA does not have specific guidance on curtain installation — it's simply not something the regulatory framework addresses at that level of detail. The relevant principle is the general obligation to return the property in its original condition, which is fully satisfied by proper restoration of any wall fixings. If you have a genuine legal dispute about a tenancy modification, RERA's rental dispute centre handles these cases.