Q: Hello, I'm an owner of an apartment in Dubai and my tenant is not paying rent. I have submitted the legal notice with the notary public and it's already due, until now, the tenant is saying that he will pay. I have one problem, the tenant is a male and I think he is out of the country, but all negotiations are with his wife and the cheque is given by his company. How can I evict them from my property? Please help.

Q: According to the law, the notice can be served “through the Notary Public, or delivered by registered post, by hand, or by any other technological means approved by law”. I would like to know what are the “technological means approved by law”, as I am a non-resident landlord and I need to serve a 30 days’ notice for the tenant to pay rent, as he is defaulting.

Q: I have a property in Dubai which I rented out to a holiday home company to operate on short/long term rentals. I have been provided quarterly cheques for 1 year and executed PoA in their favour to manage the property. The cheque bounced, and despite my repeated requests, they're not clearing the dues or replying to communications. They have also not executed Ejari nor providing me documents to do so. The utility connections are being operated in my name with outstanding dues there also. Subsequently, I served a legal notice to pay the outstanding and vacate and for the cancellation of the PoA via Notary Public on 5th Dec, but they refused to take delivery of the notices and the Aramex courier was returned to me. I also sent a copy of legal notices by email. In parallel, I filed a cheque bounce case with Dubai Police and awaiting action from them. Now, I am not sure what are my further legal options. How will I be ensured that the property is vacated and payment of rent and utilities will be made?

Q: I have got a decision against me from RDC for 1.5 million. I issued the cheque but the contract is in somebody else's name. Also, the manager is another person but I issued the cheques of my company. I want to know how RDC will start the implementation of judgment because I lost all of my business during Corona.

The relationship between tenants and landlords is regulated in Dubai by Law No. 33 of 2008 Concerning the Relationship Between Landlords and Tenants in the Emirate of Dubai. The arising rental disputes are referred to Rental Disputes Settlement Centre (“RDSC”) created by Decree No. 26 of 2013 to reconcile between the parties and reach an amicable settlement or seek a final judgment issued and enforced by the RDSC.

An interview-format article covering the topic of defaulting on commercial lease in the UAE and related procedures. This is from the legal podcast of lawyer Ludmila Yamalova, the founder of Lawgical with LYLAW. In this article, Ludmila discusses what one should do if the tenant becomes unresponsive.

In the UAE, the relationship between landlords and tenants in terms of their responsibilities is primarily governed by Federal Law No. 5/1985. This law covers commercial properties without addressing the part related to maintenance and duties. However, it is common for commercial tenants to assume responsibility for repairs and upkeep.

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 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.