United Arab Emirates · property

How to File Offer and Deposit in RDC Dubai: UAE Tenant Guide

When a Dubai landlord refuses lawful rent payments or demands unauthorized rent hikes, filing an Offer and Deposit motion at the Rental Disputes Center (RDC) legally protects your tenancy. This summary judicial procedure deposits your rent with the court, preventing the landlord from engineering an eviction for non-payment. This self-help guide explains your statutory rights under Dubai tenancy law and outlines the exact filing process.

The Law Behind Offer and Deposit in Dubai, United Arab Emirates

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 (the Dubai Tenancy Law), alongside Decree No. (43) of 2013 regarding rent increases. Landlords frequently attempt to bypass the statutory caps in the Dubai Land Department (DLD) Smart Rental Index by demanding excessive hikes or refusing to accept standard renewal cheques, hoping the lease will lapse or that they can serve a 30-day eviction notice for non-payment under Article 25(1)(a) of Law No. (26) of 2007.

Under Dubai law, arbitrary refusal to accept rent does not constitute tenant default. Pursuant to Decree No. (26) of 2013 establishing the Rental Disputes Center (RDC), the judiciary provides an urgent equitable remedy known as an Offer and Deposit motion (Tard wa Idā'a). This procedure enables a tenant to formally present the rent or property keys before a Provisional and Summary Actions Judge, eliminating the landlord's pretext to claim financial abandonment or non-payment.

How an Offer and Deposit Protects Your Tenancy Rights

Filing an Offer and Deposit motion places the disputed rent payments directly under the authority of the RDC. Once the summary actions judge accepts the application, Dubai tenancy regulations establish that the tenant is legally considered to have fulfilled their rental payment obligations as of the date of judicial acceptance. The landlord is formally notified by the RDC to collect the deposited funds or cheques.

Crucially, the Offer and Deposit procedure preserves existing lease terms without prejudice to ongoing rights. If your landlord served a rent increase without providing the mandatory 90-day written notice required by Article 14 of Law No. (33) of 2008, or demanded an amount exceeding the official RERA Rental Index, your deposit on existing contract terms proves your readiness to perform the lease and neutralizes retaliatory eviction tactics.

Next Steps If the Landlord Refuses or Challenges the Deposit

After the judge accepts your Offer and Deposit, the landlord typically has eight days to accept the deposit or file a grievance. If the landlord accepts the cheques, they must countersign the unified Ejari tenancy contract. If the landlord ignores the order, refuses to sign, or disputes the contract terms, the Offer and Deposit order serves as decisive prima facie evidence for your next step: registering a substantive First Instance lawsuit at the RDC to compel contract execution and Ejari issuance.

Do not leave your tenancy status to informal verbal promises or unverified agent advice. You can use Caunsel to research relevant Dubai rental statutes, safely organize and store your lease correspondence in a structured case file, or consult an independent, verified UAE property lawyer to evaluate your next legal move.

Steps

• Verify rent parameters and preserve evidence: Check the official DLD Smart Rental Index calculator for your building to confirm permitted increases. Document the landlord's refusal to accept payment by saving emails, formal letters, or messaging transcripts where you tendered the lawful rent.
• Draft the renewal contract and prepare payment: Complete a standard DLD Unified Tenancy Contract reflecting the legally applicable rent and original conditions. Write the renewal cheques matching the payment frequency of the preceding lease and make clear photocopies.
• Submit the Offer and Deposit motion online: Log into the RDC web portal (rdc.gov.ae) or visit an authorized Real Estate Services Trustee centre. Select 'Register an Offer and Deposit' under dispute motions, enter your Ejari details, and upload the motion summary, Emirates ID, current contract, proposed renewal contract, cheque scans, and refusal evidence. Ensure non-Arabic documents are accompanied by certified legal Arabic translations.
• Pay statutory filing fees: Pay the standard government fee of AED 70 directly via the RDC portal (AED 50 service fee plus AED 10 Knowledge Fee and AED 10 Innovation Fee). If submitting via a Real Estate Services Trustee centre, expect an additional partner service fee of AED 130 plus VAT.
• Comply with judicial instructions: Monitor your case file on the RDC portal for the Summary Actions Judge's decision (typically processed within 1 to 2 business days). Once approved, submit the physical post-dated cheques or cash to the RDC treasury or court trustee as directed by the judicial order.
• Follow through to contract registration: If the landlord signs and takes the cheques, generate the updated Ejari. If the landlord ignores the judicial notification or refuses to issue the Ejari, use the approved Offer and Deposit record to initiate a First Instance claim to enforce the lease.

Common mistakes

• Withholding rent payments altogether: Stopping payment or waiting passively when a landlord refuses cheques gives the landlord lawful grounds to serve an eviction notice for non-payment under Article 25.
• Failing to submit certified Arabic translations: The Dubai RDC operates strictly in Arabic. Uploading foreign-language emails or contracts without certified Arabic translations can result in rejection or delays by the summary judge.
• Relying on informal communication without written proof: Phone calls or verbal refusals cannot be verified by the RDC; you must demonstrate written proof (such as registered email or delivery receipts) that you offered lawful payment and were turned away.
• Assuming Offer and Deposit automatically updates your Ejari: The Offer and Deposit order legally settles your payment obligations and prevents default, but you may still need to file a First Instance lawsuit if the landlord refuses to sign the Ejari renewal.
• Missing statutory notice deadlines: Attempting to contest a rent increase when the landlord served valid 90-day notice within the bounds of the official RERA index will result in your motion being dismissed.

Questions people ask

How much does it cost to file an Offer and Deposit motion at the Dubai RDC?

Filing directly through the official RDC online portal costs AED 70 (AED 50 application fee, AED 10 Knowledge Fee, and AED 10 Innovation Fee). If you submit through a third-party Real Estate Services Trustee centre, an additional service partner fee of AED 130 plus VAT applies.

Does an approved Offer and Deposit order automatically renew my Ejari?

No. The Offer and Deposit protects you from being evicted for default and formally tenders payment. If the landlord still refuses to sign the unified contract and issue the Ejari certificate, you must file a First Instance claim at the RDC requesting a judicial order to force Ejari registration.

Can my landlord evict me while an Offer and Deposit motion is active?

No. Once the RDC judge accepts the Offer and Deposit motion, the tenant is legally deemed to have satisfied rental payment obligations from the date of acceptance. Any subsequent eviction claim by the landlord alleging rent default will be dismissed.

General information only, last updated 2026-10-31. 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.