United Arab Emirates · property
How to File Offer and Deposit in RDC Dubai, UAE
When a Dubai landlord refuses your renewal cheques or ignores communications to force a vacant unit, you are at risk of being targeted with an unjust eviction notice for non-payment. Filing an Offer and Deposit motion at the Rental Disputes Center (RDC) places the rent under judicial custody and legally proves you fulfilled your tenancy obligations. This practical guide explains the statutory rules, procedural steps, and key traps to avoid in Dubai, UAE.
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I need more helpThe Non-Payment Trap Under Dubai Tenancy Law
In the United Arab Emirates, residential and commercial leases in Dubai are governed primarily by Law No. 26 of 2007 (Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai), as amended by Law No. 33 of 2008. A recurring tactic by landlords seeking above-market rents or vacant possession is to deliberately avoid collecting renewal cheques, ignore emails, or refuse to sign standard Ejari renewal documents.
This silence is often a calculated maneuver. Under Article 25(1)(a) of Law No. 26 of 2007, a landlord can serve a formal 30-day eviction notice through a Notary Public if a tenant fails to pay rent. If you do nothing while your landlord dodges your calls, they can later claim you defaulted on your rent. Under Article 14 of the same law and Decree No. 43 of 2013, any proposed changes to rent or terms require at least 90 days' written notice prior to contract expiry. When landlords attempt to impose unauthorized increases beyond the official RERA Rental Index, withholding their signature or cheques is unlawful, but you must act quickly to insulate yourself.
How the RDC Offer and Deposit Procedure Shields You
Established under Decree No. 26 of 2013, the Rental Disputes Center (RDC) at the Dubai Land Department provides a summary procedure known as Offer and Deposit (Ardh wa Ida'a). This service allows a tenant to petition the Judge of Provisional and Summary Actions to officially tender rent cheques (or cash) and keys into the custody of the court.
Crucially, official RDC guidelines establish that once the summary judge accepts your Offer and Deposit motion, you are legally deemed to have paid the rent from the date of judicial acceptance. The court then formally notifies the landlord to collect the funds or cheques. This judicial record completely strips the landlord of the ability to file a valid eviction claim based on non-payment of rent. However, an Offer and Deposit does not automatically adjudicate substantive disputes regarding rent hikes; it simply secures your lawful possession while underlying disagreements are resolved.
Filing Requirements and Strategic Next Steps
Filing requires formal documentation. You must submit an Offer and Deposit motion, your Emirates ID (or commercial trade license and manager ID for companies), the previous signed tenancy contract, a newly drafted contract reflecting the existing terms, copies of the rent cheques, and concrete evidence showing the landlord's refusal or lack of cooperation (such as registered emails, courier delivery receipts, or WhatsApp logs).
Every document submitted to the RDC portal must be in Arabic or accompanied by a certified legal Arabic translation. The statutory fee through the RDC online portal is AED 50 plus AED 10 Knowledge and AED 10 Innovation fees (AED 70 total), whereas filing via an authorized Real Estate Services Trustee center incurs an additional partner fee of AED 130 plus VAT. If you are facing escalating threats, unlawful eviction warnings, or an unresponsive property management firm, you can use Caunsel to research your rights under Dubai rental regulations, organize and store your lease evidence in a secure case file, or connect with an independent UAE-licensed attorney for tailored legal advice.
Steps
- Compile written proof of refusal: Send a registered notice or formal email to the landlord requesting lease execution and collection of renewal cheques within statutory deadlines. Retain clear delivery receipts and timestamps.
- Prepare Arabic translations and contracts: Have your previous Ejari contract, proposed identical renewal contract, and written correspondence translated into Arabic by a certified legal translator, as required by the RDC.
- Submit the motion on the RDC portal: Log into the Rental Disputes Center website (rdc.gov.ae) or visit an authorized Real Estate Services Trustee center. Select 'Dispute Lawsuit - for Amicable Settlement' and register the 'Offer and Deposit' motion with your tenancy details.
- Pay court fees and monitor judge's review: Pay the mandatory AED 70 filing fees (or additional trustee charges if filed in person). Monitor your RDC dashboard for the Provisional and Summary Actions Judge's order, which is typically issued within a few business days.
- Deposit cheques upon judicial instruction: Once the judge approves the motion, deliver the physical cheques or cash deposit to the RDC treasury according to the exact instructions in the court order to finalize legal protection against eviction.
Common mistakes
- Waiting for the tenancy to lapse: Delaying action until after the lease expires gives an aggressive landlord leverage to claim contractual overstay or issue a 30-day eviction notice for non-payment under Article 25.
- Uploading untranslated English documents: The RDC system strictly requires that non-Arabic exhibits be accompanied by certified Arabic legal translations; submitting uncertified English emails can cause summary rejection.
- Assuming Offer and Deposit finalizes lease renewal: An Offer and Deposit protects you against non-payment default, but it does not produce a binding multi-year renewal judgment if the landlord actively files an action to contest rent or terms.
- Altering terms on the proposed contract: The new draft lease submitted with your motion must strictly mirror the terms and conditions of the previous signed contract unless an amendment was mutually agreed upon in writing.
Questions people ask
Does filing an Offer and Deposit automatically renew my Dubai tenancy contract?
No. The Offer and Deposit order serves as judicial proof that you tendered your rental obligations, safeguarding you against eviction claims based on default. If the landlord continues to refuse to issue or sign the Ejari contract, either party must file a formal substantive tenancy lawsuit at the RDC to establish renewal terms.
What happens if the landlord ignores the RDC's notification to collect the rent?
The cheques or funds remain deposited with the RDC treasury. Because the law considers rent paid from the date the judge approves your motion, the landlord's refusal to collect the funds cannot be weaponized against you, and they cannot legally declare you in default.
How much does it cost to submit an Offer and Deposit in Dubai?
Direct online submission through the RDC website costs AED 70 (AED 50 service fee plus AED 10 Knowledge and AED 10 Innovation fees). If you file through an authorized Real Estate Services Trustee centre, a partner service fee of AED 130 plus VAT is added.
Upload your tenancy agreement, renewal notices, and landlord correspondence to Caunsel to check your RERA rent cap limits, organize your evidence, or speak with an independent UAE-licensed attorney.
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General information only, last updated 2026-10-30. 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.