For properties in the Emirate of Dubai, rental disputes over money arising from a tenancy contract, including deposits, fall under the jurisdiction of the Rental Disputes Centre (RDC) at Dubai Land Department. This article explains how that process works in practice and how EGSH can help you complete the required applications and documentation correctly.
You will learn when a security deposit dispute becomes an RDC case, what documents you must prepare, how to choose between an amicable settlement case and a first-instance lawsuit, what fees and timeframes to expect, and how to appeal and enforce a favourable decision. The focus is procedural: describing official steps and requirements without assessing your evidence or predicting outcomes.
When a Security Deposit Dispute Falls Under RDC
A rental security deposit in Dubai is an amount of money agreed in the tenancy contract between landlord and tenant, usually taken at the start of the lease to cover potential damage or unpaid sums. When the tenancy ends, and the landlord refuses to refund all or part of this amount, any disagreement about repayment is treated as a rental dispute and, legally, as a financial claim arising from the tenancy relationship.
According to the DLD, rental disputes between landlords and tenants for properties located within the Emirate of Dubai, including disputes over amounts arising from a tenancy contract, fall within the jurisdiction of the Rental Disputes Centre (RDC). The RDC is the competent authority for resolving tenancy-related disputes in Dubai.
Contractual matters such as rent, eviction, termination and Dubai tenancy security deposit refund claims are therefore handled through RDC services, not through Dubai Land Department’s separate “Real estate violations complaints” service. DLD expressly states that the violations-complaints channel cannot be used to request contract revocation, a refund of amounts paid, or indemnity; these must be raised before the competent judicial body, which, for rental disputes in Dubai, is the RDC.
Step 1 – Check Your Case and Prepare Evidence
Before opening any DLD rental dispute, you should confirm that your tenancy was properly registered. RDC requires a copy of the last registered Ejari tenancy contract for the relevant period to register any rental case, whether an amicable settlement or a first-instance lawsuit. Without Ejari, you are likely to encounter difficulties during registration.
You should then gather evidence supporting your claim for a rental deposit refund in Dubai. Typical documents, based on RDC’s general list for rental cases, include correspondence with the landlord (emails, messages, letters), move-out inspection reports, photographs of the unit at handover, any formal notices exchanged, receipts, cheques, and electricity and water bills if they help show payment history or move-out dates. Prepare a clear calculation of the amount you are claiming, for example, the full deposit less any agreed deductions.
Dubai Land Department specifies that all documents submitted to the Rental Disputes Centre must be in Arabic or legally translated into Arabic. You must upload these documents electronically to the RDC system; hard copies are not accepted. In practice, this means you should arrange legal translation in advance and keep your documents ready in acceptable digital formats (such as PDF or image files) for upload.
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Option A – Try an Amicable Settlement Case at RDC
When to Use the RDC Amicable Settlement Route
RDC offers a service called “Dispute case (For amicable settlement)” which tenants can use before filing a full lawsuit. This amicable settlement route is designed to help landlords and tenants reach an agreement on tenancy issues, including financial claims such as withheld security deposits, within a formal legal framework.
Under this service, a conciliator works with both parties to explore a compromise while remaining within the provisions of Dubai’s tenancy regulations. If the landlord is willing to discuss the matter, but negotiations between you have stalled, this route can provide a structured environment to document the agreement and avoid a longer litigation track.
Documents and Filing Channels for Amicable Settlement
For an amicable-settlement rental dispute case, the Dubai Land Department lists the following core documents:
- Copy of the last Ejari tenancy contract, translated into Arabic where necessary.
- For natural persons: а copy of the applicant’s UAE ID.
- For companies: а copy of the UAE ID of the manager named on the trade licence, plus the latest trade licence.
You can submit the case online through the DLD or RDC website or in person via Dubai Real Estate Services Trustee Centres. When filing online, the general sequence is: create or log into your account, select the amicable-settlement service, choose the case type, enter the tenancy contract data, enter the details of both parties, state your requests (for example, return of a specific deposit amount), upload all required documents and then pay the calculated fees once the system verifies your submission.
RDC indicates an approximate registration-completion time of 10 minutes once documents are ready and correctly uploaded, although the overall processing time will depend on scheduling and both parties' participation.
Fees, Outcome and Timeframe of Amicable Settlement
For amicable-settlement rental disputes covering rental issues or financial claims, RDC’s published fees are calculated as 3.5% of either the annual rental value (or the rent amount if the term is shorter or longer than a year) or 3.5% of the value of the financial claim. The basic fee is at least AED 500, with a maximum of AED 20,000 for contract-type applications and AED 15,000 for purely financial claims, as stated on DLD’s website at the time of writing.
Additional fixed fees for amicable cases include AED 25 for power of attorney registration (where applicable), AED 100 for advertisement, AED 10 for knowledge fee, and AED 10 for innovation fee. If you use a Real Estate Services Trustee Centre instead of filing directly online, a partner service fee of AED 130 plus VAT is added. RDC indicates that conciliation procedures are generally completed within about 7 business days from registration.
When the parties reach a settlement that is signed by both sides and the conciliator and approved by the supervising judge, that agreement has the force of an executive instrument, meaning it can be enforced through RDC’s execution procedures if not honoured voluntarily. If the settlement succeeds, RDC refunds half of the basic claim fee.
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Option B – File a First-Instance (Preliminary) Lawsuit
When to Move to a First-Instance Suit
If an amicable settlement at RDC does not result in agreement, or if you prefer to proceed directly to formal litigation, you can file a preliminary suit (first-instance lawsuit) at the Rental Disputes Centre. The Dubai Land Department describes this as the first phase of litigation for all types of claims between landlords and tenants.
First-instance suits cover both financial claims – such as a demand for repayment of a withheld security deposit – and contract-related applications, such as eviction, lease renewal, termination of a valid tenancy, or issues linked to demolition or reconstruction. A security deposit dispute in a Dubai case normally falls within the financial-claim category unless combined with wider contractual requests.
Required Documents and Representation
For first-instance rental lawsuits, DLD lists the following mandatory documents:
- Copy of the last Ejari tenancy contract, translated into Arabic where needed.
- Copy of the applicant’s UAE ID if the applicant is a natural person.
- For companies: the UAE ID of the manager named on the trade licence, along with a recent copy of the licence.
- A valid management contract where the case is filed by a management company acting on behalf of the owner.
- A bank letter or account statement showing the plaintiff’s IBAN, used later for any amounts awarded.
- Supporting documents such as correspondence with the landlord, notices, records of violations, utility bills (electricity and water), cheques, deposit receipts, and other letters.
If a legal representative files the case on your behalf, RDC requires a notarised power of attorney and a copy of the attorney’s UAE ID. When the representative is a law firm, you must also provide the law office licence and any internal authorisation issued by that office. As with amicable cases, all documents must be in Arabic or legally translated into Arabic and uploaded electronically; the system does not accept hard-copy files.
Filing Channels, Fees and Timelines
First-instance lawsuits can be filed either online through the DLD or RDC websites or in person via Real Estate Services Trustee Centres. At Trustee Centres, staff review your documents for completeness, enter the transaction data into the system, audit and approve the application, calculate and collect the fees, and issue a payment receipt. Online, you follow a similar sequence: select the service, enter contract and party details, state your requests, upload documents, and then pay after electronic verification.
For financial-claim cases, RDC rental case fees are calculated at 3.5% of the financial claim value, with a minimum fee of AED 500 and a maximum of AED 15,000. For contract-related applications (such as evacuation or renewal disputes), the fee is 3.5% of the annual rental value or the relevant rent amount, with a minimum of AED 500 and a maximum of AED 20,000.
Additional fixed fees include AED 500 for power of attorney registration, AED 100 for advertisement, AED 25 for power of attorney registration where applicable, and AED 10 each as knowledge and innovation fees. Trustee Centre submissions also attract a partner service fee of AED 130 plus VAT.
Accepted payment methods for RDC services include Noqodi Wallet, credit card and cash; for some high-value execution-related services, bank deposit may also be available. Dubai Land Department states that registration can generally be completed in about 10 minutes once the documents are ready, and that, in rental cases, judgments are typically issued within about 8 business days of registration, with hearings and conciliation sessions conducted via RDC’s remote litigation systems.
Comparison of Main RDC Stages for Deposit Disputes
| Stage | Main Purpose | Core Percentage Fee* | Indicative Completion Period* |
|---|---|---|---|
| Amicable settlement case | Attempt supervised reconciliation | 3.5% of annual rent or claim value | Around 7 business days |
| First-instance (preliminary) suit | Obtain a judicial judgment on the dispute | 3.5% of claim or annual rent (case type dependent) | Around 8 business days to judgment |
| Appeal | Challenge first-instance judgment | Separate appeal fee + refundable deposit (50% of adjudicated amount in financial cases) | Varies; must file within 15 days |
| Execution | Enforce final judgment and collect amounts | Fixed execution fees | Depends on debtor’s assets/payment |
*As stated on DLD’s website at the time of writing; fees and timelines may change.
Appeals, Enforcement and Receiving Your Deposit
Appealing an RDC Judgment in a Deposit Case
If you are dissatisfied with a first-instance judgment in an RDC Dubai rental dispute case involving your deposit, you may file an appeal subject to RDC conditions. According to the Dubai Land Department, the appeal must be lodged within 15 days from the day following the issuance of a judgment issued in the presence of the parties, or from the date of notification if the judgment was issued in absentia.
For cases that include a financial claim, the appellant must pay an appeal deposit equal to half the amount adjudicated against the convicted party in the first-instance judgment. This deposit is refundable depending on the final outcome of the appeal. Additional appeal-related fees include AED 100 for advertisement, AED 25 for power of attorney registration where relevant, and AED 10 each as knowledge and innovation fees, along with any applicable Real Estate Services Trustee Centre partner fee if you file through those centres.
Executing a Judgment and Getting Your Money
When you obtain a final judgment in your favour ordering repayment of a withheld deposit or other sums due under the tenancy contract, you must open an execution file with the RDC Execution of Judgments Department to enforce it. For the execution of rental judgments in Dubai, RDC requires, among other documents, a bank letter or account statement showing your IBAN, which is used to transfer any sums collected on your behalf.
RDC’s smart execution e-services enable electronic enquiries about the debtor’s assets through integration with other authorities, including the Dubai Land Department, the Roads and Transport Authority, the Department of Economy and Tourism, and banks via the Central Bank. This helps identify vehicles, properties, bank accounts or other assets that can be targeted in execution.
RDC has also introduced an automatic disbursement service, which allows amounts deposited by the judgment debtor to be transferred automatically to the judgment creditor’s bank account once recorded in the system, without the need for repeated manual disbursement requests. Separate execution services exist, such as “Execution of dispute in merits” and execution related to jointly owned properties, each with fixed fees for advertisement, power of attorney registration (where applicable), knowledge and innovation charges, and any Trustee Centre partner fee if that channel is used.
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Practical Tips for Tenants Preparing a Deposit Claim
For any rental deposit refund Dubai claim, ensure that your Ejari registration and identification documents are up to date and clearly scanned before starting an online application; this helps you complete registration within the short time windows indicated by RDC. Prepare legal Arabic translations of the tenancy contract and key evidence in advance to avoid delays, since the system will not accept non-Arabic documents without proper translation.
Before filing, calculate the deposit you are claiming and compare it against the likely RDC fees (3.5% of the claim value with minimum and maximum caps) so you understand the cost implications, while keeping in mind that only RDC or your adviser can help you decide whether proceeding is appropriate. Choose the channel that suits your circumstances: Real Estate Services Trustee Centres may be more convenient if you prefer staff assistance with data entry and fee calculation, while the online portal is suitable if you are comfortable managing the process yourself through the RDC system.
Keep all correspondence with the landlord, evidence files, and RDC notifications organised, and log in regularly to your RDC or DLD account to track hearings, conciliation sessions, and judgments. If your landlord is not returning your deposit in Dubai, you may consider filing a complaint and using the RDC services rather than the “Real estate violations complaints” form, which DLD reserves for other types of real estate breaches.
FAQ
How do I recover my security deposit in Dubai through RDC?
To recover the security deposit through RDC, you first ensure you have a valid Ejari tenancy contract and all relevant evidence, then file either an amicable-settlement case or a first-instance lawsuit with the Rental Disputes Centre. You submit your application online via the DLD/RDC portal or through a Real Estate Services Trustee Centre, upload Arabic or legally translated documents and pay the prescribed fees. RDC then conducts remote conciliation or hearings and, if it rules in your favour, you may open an execution file to collect the adjudicated amount.
What documents are required for a rental deposit refund case in Dubai?
For a rental deposit refund Dubai case, RDC requires at minimum the last Ejari tenancy contract (translated into Arabic), a copy of the applicant’s UAE ID (or, for companies, the manager’s UAE ID and a valid trade licence) and, in first-instance cases, a bank letter or statement showing your IBAN. You should also add supporting documents, such as the deposit receipt, move-out inspection reports, correspondence with the landlord, notices, and utility bills, where relevant. All documents must be uploaded electronically in Arabic or with a legal translation.
What are the RDC fees for a financial claim on a deposit?
RDC financial claim deposit cases are generally charged at 3.5% of the value of the financial claim, subject to a minimum fee of AED 500 and a maximum of AED 15,000, according to the Dubai Land Department. Additional fixed fees apply, including advertising, knowledge and innovation fees, and, if you appoint a representative, power of attorney registration fees. Using Real Estate Services Trustee Centres adds a partner service fee of AED 130 plus VAT.
Can I file a rental deposit case online with the Dubai Land Department?
Yes, you can file a Dubai rental dispute case registration online through the Dubai Land Department or RDC websites. You must create or log into your account, select the appropriate RDC service (amicable settlement or first-instance lawsuit), enter tenancy and party details, specify your requests and upload all required documents in Arabic or with legal translation. After electronic verification, you pay the fees via Noqodi Wallet, credit card or other accepted methods, and RDC schedules remote sessions as needed.
How long does RDC take to decide a security deposit dispute in Dubai?
RDC service descriptions indicate that amicable-settlement disputes are usually processed within 7 business days, and first-instance lawsuits within 8 business days from registration to judgment. These indicative periods for an RDC Dubai rental dispute case can vary depending on the case's complexity, the parties' cooperation, the completeness of the documentation, and any adjournments or further submissions ordered by the judge.
What is the deadline to appeal an RDC judgment about my deposit?
The appeal period for rental judgments issued by RDC in Dubai is 15 days from the day after issuance in person, or from the date of notification for a judgment in absentia. To file an appeal involving a financial claim, you must pay a refundable appeal deposit equal to half the amount adjudicated against the convicted party, in addition to specified fees for advertisement, power of attorney registration, where applicable and knowledge and innovation.
How do I enforce an RDC judgment to actually receive my deposit?
To execute a rental judgment, Dubai RDC procedures require you to open an execution file with the Execution of Judgments Department once your judgment is final. You submit your judgment details and an IBAN-confirming bank letter or statement so that funds can be transferred to you. RDC then uses integrated e-services to locate the debtor’s assets and, once funds are deposited, the automatic disbursement service transfers them directly to your bank account without repeated manual requests.
Where do I complain if my landlord keeps my security deposit in Dubai?
If you face a security deposit dispute in a Dubai situation where your landlord will not refund your deposit, you should use RDC’s rental dispute services rather than general complaint forms. Dubai Land Department clarifies that its “Real estate violations complaints” service cannot be used for contractual disputes, requests to revoke contracts, refund amounts paid, or seek compensation; those matters must go to the Rental Disputes Centre, which is the competent judicial authority for rental disputes in the Emirate of Dubai.
Explained by
Muneer Juma Al Balushi
Real Estate Registration Trustee Consultant
Muneer Juma Al Balushi has six years of experience in the real estate registration system of the Dubai Land Department. He specialises in accurate, secure, and legally compliant property registration.
This article is intended to provide general information based on official UAE sources, and does not constitute personalised legal advice. Before acting, applicants should verify the current rules and fees directly with the relevant authority or an authorised service centre.
