United Arab Emirates · property
How to File Offer and Deposit at RDC Dubai, UAE
When a Dubai landlord refuses your renewal rent cheques or stops responding to force an illegal eviction, filing an Offer and Deposit at the Rental Disputes Center (RDC) legally protects your tenancy. This summary procedure places your lawful rent under judicial custody and legally proves you are not in default. Tendering your rent through the RDC prevents manufactured non-payment claims while keeping your tenancy secure.
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I need more helpDubai Tenancy Law and the Manufactured Default Trap
In the Emirate of Dubai, United Arab Emirates, residential and commercial tenancy relationships are governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008. When landlords seek to bypass rent caps or force vacant possession, a widespread tactic is to dodge communications, refuse to collect renewal rent cheques, or demand arbitrary increases that violate the Real Estate Regulatory Agency (RERA) Rental Index established under Decree No. 43 of 2013.
This silence is designed to push you into an artificial legal corner. Under Article 25(1)(a) of Law No. 26 of 2007, a landlord can serve a formal 30-day eviction notice if a tenant fails to pay rent. If you simply wait while your landlord avoids you, they can later argue before the authorities that you defaulted on your lease. Furthermore, under Article 14 of the same law, any change to lease terms—including rent increases—must be communicated in writing at least 90 days prior to contract expiry, unless otherwise agreed. You cannot be evicted simply because your landlord refuses to accept your lawful renewal cheques.
How the RDC Offer and Deposit Procedure Shields You
To stop landlords from manufacturing non-payment claims, the Rental Disputes Center (RDC)—the judicial body established under Decree No. 26 of 2013 at the Dubai Land Department (DLD)—provides an expedited legal mechanism known as an 'Offer and Deposit' (Ardh wa Idaa) motion. This petition is submitted directly to the Judge of Provisional and Summary Actions.
By lodging an Offer and Deposit, you tender your post-dated renewal cheques (or rent funds) matching either your existing contract terms or the lawful RERA Rental Index calculation. The RDC accepts the cheques into court custody and formally summons the landlord to either receive payment and execute renewal or submit their formal legal objections. Under official Dubai Land Department regulations, once the judge approves your deposit, you are legally considered to have satisfied your payment obligations from that date, extinguishing any claim of non-payment.
Filing Protocols, Evidence Requirements, and Legal Recourse
An Offer and Deposit petition requires concrete documentary proof. You must establish that you attempted to deliver your renewal cheques in good faith and that the landlord refused, ignored, or demanded an unlawful increase. Essential evidence includes timestamped emails, courier delivery receipts, written notices, your existing Ejari certificate, a newly drafted tenancy contract on lawful terms, and copies of the signed renewal cheques.
Filing directly through the RDC online portal (rdc.gov.ae) or Dubai REST platform incurs a statutory court fee of AED 50, alongside an AED 10 Knowledge Fee and an AED 10 Innovation Fee (AED 70 total). Submissions through authorized Real Estate Services Trustee centres incur an additional administrative charge. Note that all supporting evidence submitted to Dubai courts must be in Arabic or accompanied by a certified legal Arabic translation.
Handling aggressive landlord maneuvers can be overwhelming, but you do not have to guess your procedural obligations. You can use Caunsel to research Dubai rental decrees, store and organize your tenancy notices and evidence in a secure case file, or connect with an independent UAE-licensed attorney for tailored advice. Please note that Caunsel is an informational legal technology platform, not a law firm, and cannot submit court filings on your behalf.
Steps
- Verify your rent limits: Run your property details through the official RERA Smart Rental Index calculator to verify whether your landlord is legally permitted to increase your rent under Decree No. 43 of 2013.
- Send written proof of tender: At least 90 days before lease expiry, send a written offer (via email or registered courier) containing your proposed renewal contract and rent cheques matching the lawful rate; keep all delivery tracking and proof of receipt.
- Prepare certified Arabic documentation: Obtain certified legal Arabic translations of your tenancy contract, correspondence showing the landlord's refusal or lack of response, and your Offer and Deposit petition.
- Submit the motion at the RDC: Log in via UAE Pass on the official RDC portal (rdc.gov.ae) or visit an authorized Real Estate Services Trustee Centre, select the 'Offer and Deposit' provisional motion, upload your documents, and pay the AED 70 court fee.
- Deliver cheques to the RDC Treasury: Once the Summary Judge issues the order approving your motion, deliver the physical cheques or transfer funds to the RDC treasury as directed to finalize your protection against eviction.
Common mistakes
- Withholding rent payments without court intervention while hoping the dispute resolves itself, which exposes you to a lawful 30-day eviction notice for non-payment under Article 25(1)(a).
- Relying on verbal conversations, unrecorded phone calls, or deleted WhatsApp messages rather than keeping auditable, written delivery receipts.
- Filing uncertified English documents or failing to translate courier notices into Arabic before submitting to the RDC system.
- Assuming an Offer and Deposit order automatically forces the landlord to register your Ejari without the potential need to file a substantive rental claim if the landlord continues to refuse execution.
- Agreeing under pressure to an unlawful rent increase that exceeds the RERA Rental Index cap because the contract expiry date is imminent.
Questions people ask
What happens after the RDC judge approves my Offer and Deposit?
Once approved, the RDC issues an official judicial notification summoning the landlord to collect the deposited cheques. If the landlord accepts, the lease terms are confirmed. If the landlord refuses or fails to respond, the deposit remains on the court's file, legally barring the landlord from claiming you defaulted on rent.
Does filing an Offer and Deposit automatically register my new Ejari?
No. The Offer and Deposit is a summary procedure that formally satisfies your payment obligations and halts default claims. If the landlord still refuses to sign the lease or register the Ejari, you can present the RDC deposit order to the DLD or file a substantive rental dispute before the RDC First Instance Committee to compel contract renewal.
Can my landlord evict me while an Offer and Deposit application is active?
No. Tendering rent through the RDC negates the grounds for eviction under Article 25(1)(a) of Law No. 26 of 2007. If a landlord attempts an unlawful lockout or cuts utilities, you can file an urgent complaint with the Dubai Police and submit an emergency petition to the RDC Summary Judge.
Ask Caunsel to review your tenancy renewal notices and calculate your lawful RERA rent cap before preparing your RDC Offer and Deposit dossier.
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General information only, last updated 2026-11-08. Caunsel is not a law firm and does not practise law. AI answers and this guide are not legal advice. Verify filings, deadlines, and statutes with a licensed lawyer in United Arab Emirates.