س: لقد تلقيت إشعارًا بشأن عقار في مكان يقوم فيه جميع الملاك بإخلاء المستأجرين بسبب زيادة الإيجار. من السهل على المالك تقديم إشعار ثم عدم الانتقال فعليًا (وهذا هو السبب الذي قدمه لطلب الإخلاء). لقد أنفقت الكثير من المال على تنسيق الحدائق لأنها كانت فارغة عندما انتقلت إليها. كيف يمكنني الاعتراض على إشعار الإخلاء؟ يمتلك مالك العقار أكثر من عقار في دبي ويعيش في الهند. يستمر في القول بأنه سينتقل للسكن، لكن الإشعار الذي قدمه يقول أيضًا إنه سيخلي العقار بسبب حاجته إلى نقل المنزل أو بيعه.

Q: My tenant refused to renew the contract and he is still staying on my property even after the contract expiry date. Please advise on the applicable legal actions I can take.

Q: Dear Sir/Madam, My landlord had originally said that I could stay in the villa during the minor renovation (inside) and construction of a new building outside. He put it in writing and agreed that the tenancy value of the property would not increase significantly for two years based on these improvements. I then received an eviction notice due to renovation. I have lived in the same villa for 18 years. My question is: At what point does the landlord need to have the attested Dubai Municipality report to show that the planned renovation makes the property uninhabitable, as this has not been shown anywhere yet?

Q: Dear Sir/Madam, Can I ask my tenant to vacate the premises in one year starting immediately to change the tiles in the whole house? The property has been rented since 2017 and needs a facelift. The current contract ends in February 2024, and we are looking to send a notice of rental increase before 90 days. However, we are sure that we want to make some changes around the house. These are not structural changes, but much-needed changes. What is the process and eligibility? Also, if RERA agrees, should we then renew the contract for 9 months, since the one-year notice would end in 9 months from February 2024?

Q: Good morning, I have just received an eviction notice. The reason for the eviction is the "urgent need for a notifier for conducting alterations and comprehensive maintenance". I think that this eviction notice is unjustified as the apartment was completely refurbished in May/June 2022, with a new kitchen, bathroom furniture and fittings, new tiles, and a new water heater (I have a video of the ongoing works). The works were still ongoing when I moved in, in June '22. I couldn't use the apartment to the full extent and unpack until the works were completed in September'22. I suspect that the landlord wants to get rid of me due to the spike in rental prices in Dubai. According to the RERA calculator, she could raise the rent to a maximum of 15%. In the case of letting the apartment to a new tenant, she would get much more. Doesn't the landlord need to provide me with a technical report attested by Dubai Municipality together with the eviction notice? What are my options? What can I do to prevent the eviction?

Q: My eviction notice and tenancy contract will come to an end on 5 May 2024. The reason for eviction is "renovation". The landlord has not submitted any supporting documents to show that the property will be unlivable during the renovation or any approval from Dubai Municipality. I went to the Trustee Center in Al Manara and they said that I can't open a case against the eviction until after the expiry, however, that doesn't seem right. I need advice, please. Thank you

Q: Dear Lawyers, I received an official eviction notice six months ago stating that I need to leave the property in 12 months due to "maintenance" reasons. However, I haven't received any supporting documents, such as a maintenance report. Is it too late to request those documents, or should I still ask for them? I suspect the landlord wants to evict me in order to re-rent the apartment at a higher price, as there doesn’t seem to be much that needs renovation. If no supporting documents are provided, can I still remain in the apartment? Additionally, can I file a complaint six months after receiving the eviction notice? Thank you for your support!

Q: Hello, What is the minimum notice period a landlord must give a tenant before evicting them for personal use of a property in Dubai?

مقال في صورة مقابلة يتناول موضوع العقارات السكنية المُباعة بالتجزئة فيما يتعلق بالمسؤولية عن صيانة الممتلكات العقارية وتداعيات التخلُّف عن سداد الإيجار في الإمارات العربية المتحدة. مقتبس من المدونة الصوتية القانونية للمحامية لودميلا يامالوفا، مؤسسة مشروع لوجيكال مع لايلو.

تخضع العلاقة بين المستأجرين ومالكي العقارات في دبي للقانون رقم 33 لعام 2008 بشأن العلاقة بين مالكي ومستأجري العقارات في إمارة دبي. تتم إحالة منازعات الإيجار الناتجة إلى مركز فض المنازعات الإيجارية ("RDSC") الذي تم إنشاؤه بموجب المرسوم رقم 26 لعام 2013 للتوفيق بين الأطراف والوصول إلى حل ودي أو طلب إصدار حكم نهائي وإنفاذه من خلال مركز فض المنازعات الإيجارية.

In Dubai, property owners often seek to enhance their investments through renovations. However, evicting tenants to facilitate these renovations involves specific legal requirements and considerations. Understanding these regulations is crucial for landlords looking to avoid potential disputes and ensure compliance with Dubai’s rental laws.

Provisions of this Law supersede articles (2), (3), (4), (9), (13), (14), (15), (25), (26), (29), and (36) of Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai. 

The provisions of this Law apply to real property leased out in the Emirate of Dubai, including vacant and agricultural lands, but excluding hotel establishments and real property provided by natural or legal persons as accommodation to their employees at no charge.

This Decree establishes a specialised judicial system to hear rent disputes and develops the procedure for determination of such disputes through an expeditious and simple process for the purpose of realising social and economic stability for all persons involved with the real property rental and other related sectors.