United Arab Emirates · property
How to File Offer and Deposit in RDC Dubai, UAE
When a Dubai landlord refuses lawful rent cheques to force an illegal rate hike or engineer an eviction, holding the money in your account leaves you legally vulnerable. Filing an Offer and Deposit motion before Dubai's Rental Dispute Centre (RDC) tenders your payment into judicial custody and confirms payment compliance under court authority. This guide outlines how to execute the filing, stop manufactured non-payment notices, and secure your tenancy.
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I need more helpWhat Offer and Deposit Means for Tenants in Dubai, United Arab Emirates
In Dubai, United Arab Emirates, landlords seeking above-cap rental increases or vacant possession frequently employ a coercive tactic: they ignore renewal communications, refuse delivery of cheques, or outright reject rental payments. Tenants often assume that having the money ready in their bank account or sending an email is sufficient legal protection. Under Dubai rental procedure, it is not. Inaction allows an unscrupulous landlord to argue that you defaulted on your rent.
To protect tenants from this bad-faith trap, the Rent Disputes Settlement Centre (RDC)—established under Decree No. (26) of 2013—provides an expedited summary remedy known as an Offer and Deposit motion (Aradh wa Idaa). This procedure allows you to formally present your rent cheques or keys before a Provisional and Summary Actions Judge. Once accepted, the court assumes custody of the payment and notifies the landlord, neutralizing any pretext of tenant default.
Dubai Tenancy Law and the Manufactured Default Trap
Tenancies in the Emirate are governed by Law No. (26) of 2007, as amended by Law No. (33) of 2008 (the Dubai Tenancy Law). Under Article 14, any party seeking to modify the terms of a lease—including rent adjustments—must give at least 90 days' written notice prior to contract expiry, unless otherwise agreed. Furthermore, any rent increase is strictly capped by the Real Estate Regulatory Agency (RERA) Smart Rental Index pursuant to Decree No. (43) of 2013.
When landlords fail to provide timely statutory notice or demand increases exceeding the legal index, they may refuse lawful renewal cheques in an attempt to run down the clock. Once the contract expires, they may attempt to serve a 30-day Notary Public notice for non-payment under Article 25(1)(a) of Law No. (26) of 2007 to trigger an eviction. Official Dubai Land Department guidance establishes that depositing rent with the RDC under an Offer and Deposit motion legally treats the tenant as having paid from the date the judge accepts the motion. This removes the landlord's grounds to seek eviction for non-payment.
Procedure, Evidence, and Substantive Next Steps
Filing an Offer and Deposit motion is a summary action rather than a full trial. You must register the motion through the RDC online portal (rdc.gov.ae) or via an authorized Real Estate Services Trustee centre. The statutory government filing fee is AED 70 online (AED 50 service fee, AED 10 Knowledge Fee, and AED 10 Innovation Fee), or approximately AED 200 plus VAT if processed through a trustee service. All evidentiary records—including tenancy agreements, email trails, courier receipts, and cheque copies—must be submitted in Arabic or accompanied by certified legal Arabic translations.
Keep in mind that while an accepted Offer and Deposit protects you against non-payment claims, it does not automatically issue a renewed Ejari certificate if the landlord refuses to sign the contract. If the landlord rejects the deposited funds, fails to execute the contract, or lodges a grievance within the statutory period (typically eight days), your next step is to file a substantive First Instance lawsuit at the RDC to compel contract execution and Ejari registration under Article 13 of Law No. (26) of 2007 (as amended). You can use Caunsel to research this, save documents in a case, or talk to an independent lawyer.
Steps
- Document the landlord's refusal in writing: Send formal written communication (via email or registered post) offering renewal on lawful terms as calculated by the RERA Rental Index, preserving all delivery receipts and refusal responses.
- Prepare your dossier and certified translations: Assemble your passport, Emirates ID, current Ejari certificate, existing tenancy contract, copies of the signed renewal cheques, and certified legal Arabic translations for all non-Arabic correspondence.
- Submit the motion on the RDC portal: Log in to the official Dubai Rental Dispute Centre portal (rdc.gov.ae) or visit an authorized Real Estate Services Trustee, select 'Register an Offer and Deposit', and upload your Arabic dossier.
- Pay statutory filing fees: Pay the AED 70 government fee online (or trustee fees if applying in person) to issue your application reference number.
- Deposit the funds or cheques upon judicial order: Track the application on your RDC dashboard; once the Summary Actions Judge accepts the motion, deliver the physical cheques or transfer funds into the RDC treasury as directed.
- Verify the landlord's response: If the landlord signs the unified tenancy contract, proceed with Ejari registration; if they refuse or contest the deposit, use the approved court motion to initiate a substantive First Instance lawsuit.
Common mistakes
- Assuming that holding the rent money in your private bank account protects you against a 30-day non-payment eviction notice under Article 25(1)(a).
- Uploading English-language evidence, emails, or courier tracking notices without certified legal Arabic translations, leading to administrative rejection.
- Believing that an approved Offer and Deposit motion automatically updates your Ejari registration without needing a First Instance lawsuit if the landlord continues to withhold their signature.
- Failing to adhere to the statutory 90-day notice requirement under Article 14 when proposing contract modifications or challenging an unlawful increase.
Questions people ask
Does an Offer and Deposit motion automatically renew my Ejari in Dubai?
No. The Offer and Deposit order legally proves that you tendered rent and prevents the landlord from claiming non-payment. If the landlord refuses to countersign the renewal contract or deliver an updated Ejari, you must file a substantive First Instance claim at the RDC to compel contract execution.
How much does it cost to file an Offer and Deposit application at the RDC?
Filing directly on the official RDC portal (rdc.gov.ae) costs AED 70 in statutory fees (AED 50 service fee plus AED 10 Knowledge Fee and AED 10 Innovation Fee). Filing through an authorized Real Estate Services Trustee centre adds an administrative partner fee of approximately AED 130 plus VAT.
What happens if the landlord rejects the rent cheques deposited with the RDC?
The landlord typically has eight days from court notification to accept the deposit or file a grievance. If the landlord refuses the deposit or disputes the rental value, the Offer and Deposit order serves as prima facie evidence of your compliance, allowing you to proceed with an RDC lawsuit to confirm your lawful rent under the RERA Rental Index.
Ask Caunsel how to organize your correspondence and calculate your statutory rent under the RERA Rental Index before lodging an Offer and Deposit at the RDC.
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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.