Q: I recently bought an apartment with an existing tenant. The previous owner served the tenant an eviction notice via Dubai Courts. By using this notice, can I evict the tenant or not? The eviction period ends on September 2023 and the current contract ends on April 2023. If I can evict the existing tenant, how should I prepare a new contract? Is it enough to prepare a 5-month contract and refer to the eviction notice in additional terms?

س: مرحبًا، لقد اشتريت للتو فيلا في دبي، حيث أرسل المالك السابق إشعار إخلاء للمستأجر في أغسطس مع سبب نيته بيع العقار. بناءً على إشعار الإخلاء هذا، قمت بشراء العقار، والآن قيل لي إنني بحاجة إلى تقديم إشعار إخلاء جديد للمستأجر مرة أخرى بوصفي مالكًا جديدًا. إذا قمت بذلك، فسيحصل المستأجر على 12 شهرًا للإخلاء من تاريخ الإشعار الجديد. إذن ما فائدة إشعار الإخلاء القديم؟ كما أفهم، سيحتاج المالك الجديد إلى احترام جميع التزامات المالك القديم وفي هذه الحالة يجب أن يحق للمالك الجديد أيضًا الاستفادة من إرسال إشعار الإخلاء الذي أرسله رسله المالك القديم، أليس كذلك؟ يرجى التوضيح.

Q: Hi, I am buying a property that is already rented and an eviction notice has been given by the existing owner in the last week of Jan 2023, where the tenancy contract is going to end in August. I am buying this property for my personal use, so in this regard, I have the following questions: 1. Once the property is transferred to my name (most likely by mid-March 2023), do I need to sign a new tenancy contract? And if yes, what will be the end date? Will it be 12 months from starting the new tenancy contract or August 2023 2. Do I also need to issue an eviction notice as a new owner or the previous eviction notice will be valid (issued by the previous owner)?

Q: Dear Sir/Madam, I am a European resident and have owned an apartment in Dubai since November 8, 2023. The contract with the previous owner ended in September 2023, and the tenant was served an eviction notice until July 2024. I find the tenant's behavior very problematic and am considering legal action. He has not paid any rent to me since I took ownership. I invited him for a new 1-year contract without a rent increase, but he insists on forcefully signing the contract at the Dubai Land Department without my or my POA's signature and is compelling me to visit Dubai to collect the cheques. Can you help with the following: 1) How can I get my rent? 2) Can the Dubai Land Department enforce the lease contract without my approval? 3) Given his behavior, I do not want to continue the lease agreement with him. How can I evict him as early as possible? Please help!

Q: Dear Sir/Madam, I recently purchased a tenanted apartment in Dubai. The current tenant's rental contract with the previous owner is set to end in March 2025. I need your guidance on the legal process to notify the tenant of eviction so I can move in myself by the end of the existing contract. Specifically, I would like to know: - The legal process to notify the tenant of eviction. - The costs associated with initiating the eviction notice. - The required documents for issuing the eviction notice. Thanks in advance!

Q: Hi We are in the process of buying a residential villa in Dubai which is currently tenanted. The seller did not issue an eviction notice to the current tenant. However, the following sentence was added to the contract: “As agreed, this will be the last renewal period for the tenant. The tenancy contract will not be renewed or extended. At the end of this contract, the tenant will vacate the property on 11/01/2025.” On the above basis, is the tenant obligated to vacate on the above-mentioned date even after the property is transferred to me? If so, do I need to send them an eviction notice for 11/01/2025? Or a 12-month notice would need to be sent? Thanks In advance

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.

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.

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. 

This Decree determines the maximum percentage of rent increase for real property in the Emirate of Dubai when renewing lease contracts.