I bought a villa in Dubai and the tenant did not pay all his bills and rent before leaving. Hot to claim that?

Dear M.,

Thank you for reaching out regarding the issues with your villa purchase and the tenant dispute. Based on the information provided, we understand the situation as follows:

You purchased the villa in September 2024 with an existing tenant whose lease expired in August 2024.

The sales contract mentioned the tenancy and lease expiry in August.

You filed a case at the Rent Disputes Center (RDC) regarding unpaid rent.

The RDC ruled in favor of the tenant, limiting rent owed only until September 22, 2024, based on a retrospective letter from the seller.

You have reason to believe the tenant remained in the property beyond that date.

Our preliminary advice and process are as follows:

Appeal to Cassation:

It may be possible to file a cassation appeal against the RDC ruling, especially if there are grounds to challenge the validity of the retrospective letter and evidence that the tenant stayed beyond September 22.

We can assess the merits of the appeal based on the case documents.

Action Against the Seller:

You may have a legal claim against the seller for nondisclosure or misrepresentation regarding the tenant’s actual stay and tenancy details. We can assist in evaluating contractual breaches and possible compensation claims.

Evidence and Legal Recourse:

To proceed effectively, we will need to collect evidence, including DEWA records, witness statements (e.g., domestic helpers), and the sales contract terms. This will support your case either in an appeal or a separate claim.

Costs and Fees:

Legal costs vary depending on case complexity. with lawyer fees depending on the scope of work and court level. We provide detailed cost estimates after reviewing your case specifics.

Compensation:

Compensation amounts depend on proven damages, such as unpaid rent, property usage beyond the agreed tenancy, and losses from seller misrepresentation. We will advise on realistic expectations after a full case review.

If you wish to proceed with legal consultation and representation, we can assist you through the entire process, from appeal filings to claims against the seller.

Please let me know your availability for an initial consultation, and share all related documents for a thorough evaluation.

Best regards,

Mohammad Salah

Legal Consultant

Dear M. H.,

Thank you for your inquiry.

Based on your summary, your case involves both tenancy dispute and potential misrepresentation during the property sale. Please note the following:

Cassation Appeal: Yes, you may appeal to the Court of Cassation if the RDC appeal judgment involves a legal error, and the value of the claim meets the threshold. However, Cassation has strict procedural and legal grounds.

Action Against Seller: You may have grounds to pursue a civil claim against the seller for misrepresentation or non-disclosure, especially if the villa was sold under the impression that the tenant remained beyond the stated date.

Tenant Occupancy: If the tenant stayed past September 22, and you have supporting evidence (e.g., DEWA usage, witness statements), you may consider a separate claim for unlawful occupancy or compensation.

Legal Recourse: You have potential claims in civil and rental courts, depending on the objective (compensation, cancellation, or damages).

Costs: Legal fees depend on the complexity and value of the case. We offer transparent pricing once we review the full documentation. Government court fees also apply separately.

Compensation: The amount depends on proof of actual damages—such as loss of rent, utility usage, or breach of contract—supported by solid evidence.

We recommend booking a consultation with Future Vision for Advocacy and Legal Consultancy to assess your documents and provide tailored advice. If you wish, you may also authorize us to represent you directly.

Under UAE law:

Appealing to the Cassation Court: You can appeal the decision of the RDC to the Cassation Court, but you must have strong legal grounds to challenge the ruling.

Action Against the Seller: If the seller concealed important information regarding the tenant’s eviction or rent arrears, you may have legal grounds to claim compensation for non-disclosure or misrepresentation that affected your decision to purchase the property.

Tenant After Sept 22: If there is evidence that the tenant stayed beyond the agreed date, you may take legal action against the tenant for occupying the property without paying rent.

Legal Recourse: You can file a lawsuit against either the tenant or the seller for breach of contract or failure to disclose vital information affecting the property purchase.

Costs: The costs include court fees and lawyer’s fees, which vary depending on the complexity of the case. It is advisable to consult with our lawyer to estimate these costs accurately.

Compensation: Compensation would depend on the financial losses you incurred, including unpaid rent and any damages caused by the issue.

Hello dear.

In this case, you have the right to file a lawsuit and request compensation from the previous owner.

However, the amount of compensation is at the discretion of the judge and depends on the extent of the damage you suffered, whether material or moral.

For further discussion, please share your WhatsApp number.

Hello,

You may have valid legal grounds to challenge both the RDC ruling and the seller’s conduct in your Dubai property case.

Although the sales contract disclosed that the villa was tenanted with an expired lease in August 2024, the tenant remained in possession beyond this date, and later presented a backdated letter allegedly from the seller stating he vacated on September 22.

This letter, accepted by the RDC on appeal, reduced the rent liability to that date, despite evidence that the tenant remained in the property, such as continued DEWA usage until October 1 and testimony from domestic staff.

If you believe the RDC committed a legal error in accepting this retrospective document or misapplied tenancy law, you may file an appeal with the Court of Cassation within 30 days of the ruling.

Additionally, you can pursue a civil case against the seller for misrepresentation or breach of contract, particularly if the vacate date was intentionally misrepresented or concealed.

If the letter was fabricated or knowingly backdated, a criminal complaint for fraud may also be an option.

Separately, you can file a new claim against the tenant for illegal occupancy or trespass beyond September 22, seeking compensation for the additional days of unauthorized use.

Supporting evidence such as DEWA records, witness statements, and access logs will strengthen your case.

For further assistance, kindly share your WhatsApp number.

Thank you for sharing the details of your case.

Based on the information provided, you do have the option to appeal the RDC ruling to the Court of Cassation, especially if there was a legal or procedural error in the decision.

Regarding the seller, since they provided a retrospective letter and may have concealed the tenant’s continued occupancy beyond September 22, you may have grounds to file a civil claim against them for misrepresentation or nondisclosure, potentially seeking damages or even rescission of the sale contract.

The tenant’s continued stay—supported by DEWA records and witness statements—strengthens your position to claim rent arrears and enforce eviction. Legal fees for such matters vary depending on complexity but generally start from AED 5,000 for RDC cases, with additional court and lawyer fees if pursuing civil claims.

I recommend scheduling a detailed consultation where we can review your contracts, evidence, and discuss the best strategy moving forward, including appeal options and claims against both the tenant and seller.

Please let me know a convenient time to proceed.

Thank you for outlining the situation so clearly. Here is the practical route forward:

You still have one chance to challenge the Rental Dispute Centre’s decision.

A petition to the Dubai Court of Cassation is allowed, but only on narrow legal grounds—showing that the RDC misapplied the law or overlooked decisive evidence.

The filing window is short, so we would need to act quickly. Court fees for Cassation are modest (usually under AED 3,000, including the security deposit), but the case must be drafted with great care because no fresh facts can be introduced at that stage.

Running in parallel, you can hold the seller accountable. The sales contract carried an implicit promise that the lease expired in August and that the tenant would hand back vacant possession; the letter the tenant produced after the sale undermines that promise.

A civil claim for misrepresentation or breach of warranty can recover the extra rent you lost, any service-charge overruns, and your legal costs.

Because the value is usually calculable (unpaid rent for the extra weeks plus incidental losses), the Dubai Courts accept such claims readily once evidence - DEWA usage, domestic helpers’ testimony, and inspection records - confirms the tenant stayed past 22 September.

If we sue both the tenant and seller, the court fee is a percentage of the amount claimed (capped at AED 40,000), and we can ask for precautionary measures to secure payment.

Typical compensation is the full rental value for the overstayed period, plus any proven consequential losses and statutory interest.

My fee structure is straightforward: a minimum engagement of AED 20,000 + VAT to prepare and file the Cassation petition and the civil claim, credited against a success fee of 10 per cent of whatever we recover.

This covers all drafting, hearings, settlement negotiations, and enforcement steps. No further out-of-pocket expenses are likely beyond the court’s own fees and modest translation costs.

The next step is to review the RDC judgment, the sale agreement, the tenant’s letter, and the DEWA statements so we can lock in deadlines and evidence strategy.

Feel free to reach me on WhatsApp or by phone to arrange a quick call and get the paperwork moving.

Hello

Thank you for reaching out and sharing the details of your property matter. Based on your summary, here is our preliminary legal opinion and guidance on the available options under Dubai real estate and tenancy law:

1️⃣ Right to Appeal to Cassation

If the appeal judgment was issued by the RDC’s Appeals Committee, you may appeal to the Court of Cassation only if:

- The amount in dispute exceeds AED 500,000, or

- There is a clear legal error, procedural flaw, or contradiction in the judgment.

We would need to review the full appeal decision and dates to assess the admissibility and merits of a cassation request.

2️⃣ Potential Legal Action Against the Seller

If the seller deliberately concealed material facts (such as backdating a letter confirming the tenant's vacating date), this may constitute fraudulent misrepresentation or breach of good faith under the Civil Code.

You may have grounds to:

Claim compensation for misleading information

Seek nullification of the clause or pursue civil damages through a separate claim against the seller

3️⃣ Tenant Occupancy Beyond Sept 22

Evidence such as:

Active DEWA account

Testimonies of domestic workers

Photos, video surveillance, or access logs

All that can support a claim that the tenant continued occupying the premises beyond the declared vacate date, which may justify filing for unpaid occupation or misuse.

4️⃣ Legal Recourses Available

Civil claim against the seller for misrepresentation

New tenancy claim (if new facts/evidence emerge)

Criminal complaint (only if elements of forgery or fraud are evident)

Compensation claim for material and moral damages, depending on losses proven

5️⃣ Estimated Fees

Court fees for civil claims in Dubai typically range from 6% to 7.5% of the claim amount (capped at AED 40,000 for RDC).

Our legal fees start from AED 10,000, depending on complexity, evidence, and proceedings (cassation, civil, or new tenancy action).

A detailed fee proposal will be provided after reviewing the complete documents.

6️⃣ Expected Compensation

If liability is proven, you may claim:

Actual financial losses (unpaid rent, utilities, legal costs)

Loss of use or income

Moral damages (subject to judicial discretion and usually modest in amount)

Compensation depends on evidence, court discretion, and the strength of documentation.

To proceed, we kindly request

A copy of the RDC judgments (first instance and appeal)

Sale and purchase agreement

Any DEWA bills and communications with the seller or tenant

We remain at your disposal to represent you and protect your rights in this matter.

Warm regards,

Alya Alzeera

Lawyer & Legal Consultant

Licensed in the UAE & Bahrain

You bought a villa in Sept 2024 with a lease expiring in Aug, filed a rent case at RDC which was later dismissed after the tenant presented a backdated letter from the seller; although you have evidence the tenant stayed longer, you may file a civil case against the seller for misrepresentation and possibly another illegal occupation claim against the tenant, with expected legal costs of AED 10,000–25,000 and compensation based on actual losses, provided you submit strong supporting evidence.