United Arab Emirates · property
How to File Offer and Deposit in RDC Dubai (UAE Guide)
When a Dubai landlord refuses your renewal cheques to force an illegal rent increase or manufacture an eviction, you are facing a manufactured default. Filing an Offer and Deposit motion before the Rental Disputes Center (RDC) in Dubai, United Arab Emirates, allows you to legally tender your rent, maintain possession, and protect your tenancy rights under UAE law.
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I need more helpDubai Tenancy Law and the Trap of Refused Rent
In Dubai, United Arab Emirates, landlords seeking above-cap rental increases frequently stop answering calls, ignore renewal emails, or flatly refuse to accept renewal cheques. This is often a calculated move. Under Article 25(1)(a) of Dubai Law No. 26 of 2007 (as amended by Law No. 33 of 2008), a landlord can initiate eviction proceedings if a tenant fails to pay rent within thirty days of receiving formal notice. When a landlord refuses your payment, they attempt to run out this clock to manufacture a legal default.
The law does not allow unilateral rent hikes. Any revision to rent must adhere to the RERA Rental Index pursuant to Decree No. 43 of 2013 and requires a minimum of 90 days' written notice prior to contract expiration under Article 14 of Law No. 33 of 2008. If your landlord ignores these rules and tries to force you out by rejecting your rent, simply keeping the money in your bank account leaves you legally exposed.
To break this stalemate, Dubai established the Rental Disputes Center (RDC) under Decree No. 26 of 2013. The RDC provides an expedited statutory mechanism known as an 'Offer and Deposit' motion (Ardh wa Ida'a) that legally transfers payment responsibility into the hands of the court.
How the RDC Offer and Deposit Procedure Shields Your Tenancy
The Offer and Deposit motion is submitted directly to the RDC Provisional and Summary Actions Judge. It asks the judge to issue an official summary order compelling the landlord to accept your rent or surrender the leased premises' keys without prejudicing either party's substantive rights under the lease.
Once the RDC judge accepts your Offer and Deposit motion, the law considers your rental obligation legally discharged from the exact date the judge registers acceptance. This completely neutralizes any bad-faith claim by the landlord that you are in arrears or default under Article 25.
The process costs AED 50 for the Offer and Deposit fee, plus AED 10 Knowledge and AED 10 Innovation fees (totaling AED 70 online). If you file through a licensed Real Estate Services Trustee centre, an administrative charge of AED 130 plus VAT applies. Crucially, the motion does not permanently resolve an underlying rent valuation dispute—it serves as an immediate protective barrier that secures your legal standing while the renewal terms are finalized.
Next Steps, Legal Timelines, and Protecting Your Position
Timing is critical when your lease is near expiry or when a landlord issues unreasonable ultimatums. Once your Offer and Deposit motion is approved, the RDC issues an official notification to the landlord instructing them to collect the deposited cheques or funds. Either party has an eight-day window from the date of the decision to submit a formal grievance against the summary order.
If the landlord continues to refuse to sign the renewal or insists on an unlawful increase, the dispute moves toward an Amicable Settlement or a First Instance lawsuit at the RDC. In those proceedings, your approved Offer and Deposit record serves as primary documentary evidence of your good-faith compliance and contractual performance.
Do not leave your housing status to chance or unwritten promises. You can use Caunsel to research Dubai tenancy rules, organize your correspondence and rental notices inside a dedicated case file, or connect directly with an independent UAE-licensed attorney for formal representation before the RDC.
Steps
- Compile written proof of refusal: Gather documented evidence proving you offered rent and the landlord refused or failed to respond (e.g., formal renewal emails citing the RERA index, WhatsApp logs, or courier delivery receipts sent at least 90 days before expiry).
- Prepare Arabic documentation: Draft the Offer and Deposit motion in Arabic specifying your Ejari details, previous contract terms, and the exact rent amount offered. Translate any English contracts or messages into certified legal Arabic.
- Submit via RDC portal or Trustee Center: Log into the Dubai Land Department (DLD) / RDC portal (rdc.gov.ae) using UAE Pass, navigate to 'Register an Offer and Deposit', upload your Emirates ID, old lease, proposed new lease on identical terms, cheque copies, and proof of refusal.
- Pay court fees and deposit cheques: Pay the AED 70 statutory fees online (or trustee fees if filing in person) and deposit the physical rent cheques at the RDC as directed by the case registration system.
- Download the judge's order: Monitor the portal for the Summary Actions Judge's order, retain the stamped confirmation that rent has been tendered into court custody, and retain the RDC notification served on the landlord.
Common mistakes
- Withholding payment silently: Keeping cheques in your drawer because the landlord refuses them allows the landlord to serve an eviction notice for non-payment after the expiry date.
- Submitting documents only in English: The RDC conducts all judicial review in Arabic; un-translated English emails or leases will cause procedural delays or immediate rejection of your motion.
- Waiting until after the Ejari expires: Waiting until your contract has already lapsed weakens your urgent provisional standing and leaves you exposed to penalty claims.
- Assuming Offer and Deposit replaces a renewal ruling: Filing an Offer and Deposit protects you from default, but it does not automatically produce an Ejari certificate if the landlord refuses to sign; you may need to follow up with an RDC renewal lawsuit.
Questions people ask
How much does it cost to file an Offer and Deposit in Dubai?
The official RDC filing fee is AED 50, accompanied by a AED 10 Knowledge fee and AED 10 Innovation fee, totaling AED 70 when filed online via the RDC website. Filing through a Real Estate Services Trustee Center incurs an additional trustee service fee of AED 130 plus VAT.
Does filing an Offer and Deposit prevent immediate eviction in Dubai?
Yes. A judicial order accepting an Offer and Deposit establishes that the tenant has met their payment obligation on time. This strips the landlord of the ability to evict you under Article 25 of Law No. 26 of 2007 for non-payment of rent.
What happens if the landlord refuses to collect the cheques from the RDC?
The rent remains safely in the custody of the Rental Disputes Center. Your legal liability is satisfied, and the landlord cannot claim arrears. If the landlord still refuses to sign the new contract, you can file a First Instance case at the RDC to compel renewal on the terms permitted by the RERA index.
Ask Caunsel to evaluate your RERA calculator results, organize your tenancy notices, or connect you with an independent UAE property lawyer to safeguard your home.
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General information only, last updated 2026-11-01. 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.