United Arab Emirates · property
How to File Offer and Deposit in RDC Dubai, UAE
When a Dubai landlord refuses to collect your renewal rent cheques or demands an unlawful rent hike, they often aim to engineer an artificial payment default. An Offer and Deposit filing with the Rental Disputes Center legally tenders your rent into court custody and blocks bad-faith eviction claims. This guide details the legal framework, official procedures, and essential deadlines to safeguard your lease under Dubai tenancy law.
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I need more helpTenancy Rights and Offer and Deposit in Dubai, United Arab Emirates
In 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. Under Article 14 of this law, any proposed changes to rent or lease conditions must be communicated in writing at least 90 days prior to contract expiry, subject to statutory limits governed by the RERA Rental Index under Decree No. 43 of 2013. When landlords fail to meet this statutory notice or seek rent increases beyond legal caps, they sometimes deliberately evade communication or refuse renewal cheques. The goal is often to accuse the tenant of late payment or non-payment under Article 25 to initiate eviction.
Decree No. 26 of 2013 established the Rental Disputes Center (RDC) at the Dubai Land Department (DLD) to adjudicate tenancy conflicts. To prevent bad-faith landlords from fabricating default, the RDC provides an expedited statutory mechanism known as Offer and Deposit (Al Ardh wal Eida'a) before the Provisional and Summary Actions Judge. By formally tendering your rent cheques—or property keys when legally surrendering a unit—into judicial custody, the court records your compliance. Under RDC procedure, payment is deemed legally tendered from the date the judge approves the motion, immunizing you from eviction claims based on rent default.
Evidentiary and Procedural Requirements for RDC Filing
To obtain an order from the Summary Actions Judge, you must provide verifiable proof that you attempted to pay and that the landlord refused or evaded delivery. Unsubstantiated verbal conversations hold little weight in RDC proceedings. You must document the dispute through written communication—such as registered mail, WhatsApp messages, or emails confirming that you tendered compliant cheques prior to lease expiry.
All evidentiary documentation submitted to Dubai courts must be in Arabic or translated by a Ministry of Justice-certified legal translator. Filing can be completed online through the RDC portal or in person at an authorized Real Estate Services Trustee Centre. The statutory RDC fee is AED 50 for the motion, plus an AED 10 Knowledge Fee and an AED 10 Innovation Fee (totaling AED 70 online). If submitted via a Trustee Centre, administrative service fees (approximately AED 130 plus VAT) will also apply.
Judge's Decision, Cheque Custody, and Resolving the Tenancy
Once your Offer and Deposit application is lodged, the Provisional and Summary Actions Judge reviews the file—typically within 1 to 3 business days. When approved, the RDC issues an official judicial notification ordering the landlord to collect the cheques from the court or state their formal objection. If physical delivery is required, you deliver the cheques directly to the RDC cashier to hold under official custody.
An approved Offer and Deposit protects you from default, but it is a provisional measure; it does not automatically generate a renewed Ejari certificate if the landlord refuses to sign the contract. If the landlord continues to obstruct your renewal, you may need to escalate by filing a substantive lease renewal lawsuit before the RDC First Instance Circuit to compel execution of the tenancy agreement. You can use Caunsel to research this, save documents in a case, or talk to an independent lawyer.
Steps
- Compile written proof of tender: Assemble date-stamped emails, WhatsApp messages, and registered delivery receipts demonstrating your written offer of renewal cheques according to the RERA Rental Index calculator.
- Prepare certified Arabic documentation: Obtain certified legal Arabic translations for your tenancy contract, correspondence, and draft renewal lease mirroring the terms of your expiring contract.
- Submit the application via RDC: Log into the Rental Disputes Center portal (rdc.gov.ae) using UAE Pass, select 'Register an Offer and Deposit' under Provisional and Summary Actions, upload your documents, and pay the AED 70 statutory fee.
- Deposit physical cheques and monitor service: After the judge issues an approval order, deliver the physical cheques to the RDC cashier and ensure official judicial notice is served on the landlord.
Common mistakes
- Waiting until after the lease expires: Failing to initiate the filing before the current contract term ends risks being served an immediate 30-day eviction notice for non-payment under Article 25.
- Submitting untranslated English documents: Submitting English correspondence or lease addenda without Ministry of Justice certified Arabic translations causes summary rejection or administrative delays.
- Altering payment terms unilaterally: Attempting to switch from a contractually agreed schedule (e.g., four cheques to twelve cheques) without written mutual consent invalidates the tender.
- Assuming Ejari renews automatically: Believing that a successful deposit replaces Ejari registration without following up or filing a substantive renewal case if the landlord refuses to execute the contract.
Questions people ask
Does filing an Offer and Deposit automatically renew my Ejari in Dubai?
No. An Offer and Deposit protects you against non-payment and illegal eviction claims by placing rent under court protection. If the landlord refuses to sign the renewal or register Ejari, you must file a substantive renewal dispute before the RDC First Instance Circuit.
How much does it cost to file an Offer and Deposit with the Dubai RDC?
The online court fee is AED 70 (comprising an AED 50 application fee, AED 10 Knowledge Fee, and AED 10 Innovation Fee). Applying in person via an authorized Real Estate Services Trustee Centre incurs an additional processing fee of around AED 130 plus VAT.
Can I use an Offer and Deposit to return property keys when vacating?
Yes. If a landlord refuses to carry out a final inspection or accept the keys upon legitimate lease expiration, you can file an Offer and Deposit motion to deposit the keys and utility clearance bills directly with the RDC.
Ask Caunsel to evaluate your RERA calculator results and landlord communications, or connect with an independent UAE attorney to prepare your RDC Offer and Deposit motion.
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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.