Q: Hi, We just moved into the apartment (just over a month) and now the landlord says that he had put up the property for sale and rent since 8 months ago, which we were not notified of by both the agent and the landlord. Considering we had plans to stay for long-term, we have had spent a significant amount on the furniture and the interiors. Now, I have been getting calls for viewings, so please help me understand: 1) Can I prohibit the access of the landlord for the viewing? 2) Can I withdraw from the contract and claim all my expenses after deducting for the days stayed, including the agent fees?

Q: My tenant has served 90 days notice and expressed his intention not to renew the tenancy. I did offer a rent reduction and also monthly payments, however, he insisted that they will move out and return to their home country. We had agreed on a time for an agent to visit and take photos to market the property, however, they are not allowing me or the agent to access the property. Further, he has not accepted any of my many calls or responded back to messages. Where do I stand legally in terms of gaining access, especially as he has served a written notice to vacate? My objective is to ensure that I do not have an empty villa once they leave given the tough economic times.

س: السلام عليكم أختي تسكن في بيت مؤجر ولم يدفع زوجها كذا شهر للمالك مع تمهيد من المالك وفرصة لهم، أي السماح بالتأخير مع السداد عند القدرة ودفع الإيجار بما يكملون في البيت. إلا أن المالك يريد إخراج أختي المستأجرة لأن المالكة تريد أن تعيش في ذلك البيت وقد وكلت محامي لإخراجها. ما الإجراء الذي سيحدث بحق أختي وماذا عليها أن تفعل؟ مع خالص الشكر والاحترام

Q: Hello, I had taken an apartment for rent expecting to live there for 4-5 years. Considering it, I had spent a lot of money on moving in arrangements for the apartment. After 3 months of moving in, the owner said he sold the property to someone else. Then the new landlord comes and shared all details of the takeover, and sent me a legal notice to evict the property exactly one year later because the new landlord is coming to stay there. What can be done to protect the situation? As I know this is quite within the legal grounds, so cannot complain, right? But in the future, how can I protect my situation? Maybe by a multiple-year contract? Is it valid? What can I do to protect my existing situation, etc? Could you please help?

Q: Hi Legal Advice ME, I have bought a villa in Dubai with a tenant in place. I would like to move into the villa as my residence. I understand that I must issue the current tenant a 12-month notice. Can I issue the 12-month notice even though the current tenancy contract is with the old owner? Or do I need to sign up a new tenancy agreement between myself and the tenant and then issue the 12-month notice?

Q: Dear Sir/Madam, Does the existing tenancy contract between the tenant and the previous owner remain in force even after the new landlord has purchased the property in the middle of an ongoing lease? And when should a new tenancy contract be made? Should it be made immediately after the property has been sold, or at the end of the ongoing tenancy contract signed between the previous owner of the property and the tenant? Also, does a new contract have to be in place for the tenant to exchange the cheques, or does the existing tenancy contract with the previous owner remain valid for the purpose of exchanging the cheques?

Q: Dear Sir/Madam, I purchased a commercial property office in Al Barsha Heights Dubai in May 2023. It was rented and an eviction notice was issued on December 19, 2023. The tenancy contract/Ejari expired on April 24, 2023. The tenant agreed and signed in the addendum terms that he would send a written request to the owner to renew the contract 45 days before the expiry date and that he would pay the rent as per the RERA review. However, he has not sent any official email to the previous owner or the new owner to renew his contract/Ejari. One month has passed since then. Meanwhile, the previous owner has sent emails to the tenant from her registered email stating that she will not renew the tenancy contract after it expires on April 24, 2023, and that he should vacate the office on the expiry date. She also informed the tenant that the office has been sold. The tenant is now living in the office without renewing the contract and is saying that he can live there until December 18, 2023, as per the eviction notice. In this situation, what action can I take as the new owner?

Q: Hello, This is related to a tenancy contract. I'm staying in an apartment on rent and the lease is about to expire. I had agreed with the owner that I would move out at the end of the lease period. Recently, the apartment was sold and the new owner is saying that my rental agreement with the old owner is null & void (as the owner has changed now), and I'll have to get into a new agreement with him on exactly the same terms; there'll be no economic impact on me. Am I legally required to get into a new tenancy contract with the new owner for the remaining term? Do I need to get into that complication?

An interview-format article covering the topic of residential retail properties pertaining to the liability for property maintenance and the repercussions of defaulting on rent payments in the UAE. This is from the legal podcast of lawyer Ludmila Yamalova, the founder of Lawgical with LYLAW.