Questions & Answers
Questions & Answers
6 available 6 • View allAction against tenant for failing to pay the rent and utility bills

1
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?


Dec 15, 2018
2591
How to evacuate the tenant and claim your pending rent amount
1
Q: We own an office and it’s rented out to a company. The tenancy contract has finished on 4 April 2018 and the tenant is not answering his emails and calls to hand over the keys.
I don’t know if they are in the office or no. This tenant has not paid rent for more than six months now. Only one of his staff was in touch with us since last six months and he has disappeared.
The staff has been giving us false promises and we have been trying to work with her, but this has taken too long and we have lost our patience. The staff claims they cannot pay the rent because some of their clients are not paying them.
While I try to be understanding, the tenant refuses to pay even a portion of the rent or even the AC utility bills, which according to the rental agreement are the tenant’s responsibility.
Can I get to the office as the tenancy is expired now and we haven’t received the rent and communication from the tenant?

Apr 8, 2018
2393
Claiming the security deposit back from the landlord


1
Q: The landlord is not returning the security deposit.
I have vacated the apartment that I rent and satisfied all conditions as per the Tenancy Contract (painted the apartment, fixed and cleaned all -- this had been acknowledged in written by landlord's deputy, cancelled all utility services and Ejari and delivered the landlord cancellation forms).
Upon returning the keys, the landlord's deputy said he would call me when the security deposit cheque is ready. He never called, my email requests are not answered, my calls are ignored since then. Now already 2 weeks.
I do have proof of handing over the security deposit cheque (by the real estate agency that arranged the apartment rental), that it was cached by the landlord and a written acknowledgement that the apartment was handed over with no issues.
What is the correct and most effort-time efficient way to make the landlord fulfill his obligations and return the security deposit to me?
Thank you,
V.



Oct 28, 2019
1668
Eligibility to rent an apartment if there is a pending RDC case
0
Q: Can a landlord rent out a property if it has an existing RDC Case open against it?

Jun 30, 2020
1131
Is the tenant obliged to pay paint cost and penalty for early exit from rent?
0
Q: I have been asked to pay AED 1000 for paint while early exiting the flat. The flat is very neat and is like 5% painting needed which is almost in every case it would be.
I stay in Abu Dhabi. Also, I paid Approx AED 10,000 as a penalty for 2 months. I completed 4 months out of 6 months contract. I am not sure what to do in this case.
Am I liable to pay for the paint at least?
I can't find anything on the contract. The refundable deposit fee is AED 2500.
I saw on Tawtheeq, that there is nothing mentioned about bearing costs of painting or even a penalty for exiting early.

Jun 29, 2022
581
What can I do if the tenant of my villa makes changes without my consent?


0
Q: I have a villa in Dubai and the rent contract between us and the tenant stipulates that the tenant can not make any modifications or changes to the villa without the owner’s written consent.
I found that the tenant had made additions that can damage the structure of the villa, also he neglected the swimming pool maintenance and stopped the garden irrigation system for the garden under the pretext that he does not need the swimming pool and the garden.
I spoke with him and he claimed that when he leaves the villa in the future he would repair the damage.
Note that he entered the construction materials from the gate of the complex without taking the approval of the developer.
I sent him a warning through the notary to remove the added structure and repair the damages within a period of thirty days, but he ignored the warning.
The initial estimate of the damage is much more than his deposit with us.
Please advise



Mar 9, 2023
194
Legal blog
1 available 1 • View allProcedures of the Rental Dispute Settlement Center in Dubai 21
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.
Oct 20, 2018
21360
Laws & Regulations
3 available 3 • View allLaw No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai 12
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.
Nov 26, 2007
24285
Law No. (33) of 2008 Amending Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai 8
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.
Dec 1, 2008
24940
Decree No. (26) of 2013 Concerning the Rent Disputes Settlement Centre in the Emirate of Dubai 0
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.
Sep 18, 2013
7291

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451 451 answers •
View allAre there any restrictions on a diplomat buying property in the UAE? 0
Hello,
Is there any restriction on a diplomat buying property in the UAE, where he works as a diplomat at his country's consulate?
Feb 20, 2025
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If someone has a case in the UAE, can they travel to another GCC country? 0
Hi.
One of my friends joined a Telegram group. They said, "We will transfer some amount to your account, and your task is to transfer this amount to another account. Once the task is completed, you will get 30 or 50 AED per task."
He completed 3 to 4 tasks, but he realized it was not good, so he stopped. After one week, when he opened his account, it was blocked, and the bank said, "We are conducting an investigation; after this, we will let you know."
After some days, he had an accident and went to his home country. He then received a call from a landline number, which was from the Abu Dhabi police station.
They said, "We have received a complaint against you; come to our investigation department." However, due to his surgery and treatment, he could not go.
After some time, his bank account was reopened, and he did not receive any further calls. I want to know, if he comes back to the UAE or goes to any other GCC country, will he face any problems?
If someone has a case in the UAE, can they travel to another GCC country?
Please advise!
Feb 17, 2025
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What can I do if my employer refuses to pay me and I have no contract? 0
Hello,
What legal action can I take in case the employer refuses to pay my salary and I don't have a contract with them?
Feb 18, 2025
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I want to open an online shop. Do I need a license to open an Etsy shop? 0
I currently live in Sharjah and have a UAE residence visa but I am not a UAE or GCC national. I want to open an online shop (Etsy or Shopify) to sell handmade items, such as crocheted goods, bookmarks, greeting cards, etc.
Do I need a license to open an Etsy shop?
If so, which license do I need to sell my products online, including UAE and worldwide?
How much would it cost me?
Can I keep my residence visa (sponsored by my father) and not change it?
Feb 14, 2025
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How can we locate a person with an ongoing legal case? 0
Hello,
I am seeking your legal advice regarding a friend who was previously imprisoned in Abu Dhabi. His case there is now closed, but he has another ongoing case in Dubai.
Currently, we have lost contact with him and are unsure of his whereabouts. How can we check where he is or access any other legal facility?
Are there legal procedures to locate a person with an ongoing case?
What steps should we take to get more information about his status and legal position?
Feb 11, 2025
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71 71 answers •
View allThe consequences of staying in the UAE after the end of the grace period 0
I am in my grace period after my residence visa cancellation. Is overstaying after the grace period illegal?
If I stay paying fine till my new visa gets finalized, how will it affect me? Will I face any ban?
Please advise!
Thanks!
Dec 26, 2022
1484
Can the tenant avoid paying early exit penalty for rent after losing job? 0
We have an existing tenancy contract in Sharjah, but due to unfortunate circumstances of this pandemic, my wife and I lost our jobs.
We already paid until December. Is there a current law where we can avoid paying the penalty of 2 months if we will end the contract earlier?
Oct 21, 2020
358
Travelling to GCC countries while have an unpaid loan in the UAE 0
Hello
Can I have your Whatsapp number? I have an urgent question, please.
Jan 13, 2020
728
Getting a new employment visa while a cheque bounce case is being processed 0
Hi All,
I have an existing criminal "cheque bounce" case under my name for dishonoring loan payments. I'm also a victim of unpaid salaries and gratuity from the previous employer.
However, I have reached a stalemate in negotiating with the bank as they are not interested in accepting the money I could offer in the interim despite having a clear understanding of my predicament.
Finally, I have an offer from a company after all these months and I'm anticipating to accept this offer but I'm yet to resolve the criminal case!
Since the bank is not willing to negotiate, I've planned to pay the criminal case removal fee or fine to the Dubai Police. I know that the bank would immediately proceed with a civil case should that happen.
My question is how long does it take to file a civil case? And can they initiate a travel ban without appeal while filing the civil case in court?
Will it affect my capacity to get a new employment visa stamped and work in the UAE while the civil case is active?
Jan 6, 2020
2004
Obtaining a part-time job while being employed on a full-time basis 0
I currently work in Dubai but I need an extra income from a part-time job.
Can I obtain the part-time job and still do my current job properly?
Is there an approval I need to get?
Jan 2, 2020
938

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342 342 answers •
View allHow can I vacate my tenant if the rental agreement ends before the eviction notice deadline? 0
My Dubai tenant's rental agreement is ending by the end of September 2024 and the completion of 12 months of legally served Eviction Notice is the end of December 2024.
I have two questions:
(a) Can I send a rent increase notice 3 months before as the rent has increased as per the RERA rent calculator?
(b) The second question is, do I have to renew the rental agreement for 3 months (until December 2024) or not?
Thank you.
May 1, 2024
268
How can I reach a settlement with the bank for a mortgage of a jointly owned property? 0
I have a jointly owned property in Abu Dhabi. The mortgage was defaulted on as I had to leave the property with my children following an assault by my ex-husband. He left the country in 2018 and never paid the mortgage.
As I was in the country, the bank filed a criminal case against me, and I was sentenced to 3 years. I won the appeal against the bank and then filed another criminal case a few months later in Dubai. Again, I won and paid a fine.
In 2019, the bank started a civil case against me and my ex-husband to have the property repossessed. However, at the time of the purchase of the property, there were no Title Deeds, the bank requires this.
I cannot give them the Title Deeds to sell the property and pay back the amount owed to them as my ex-husband refuses to provide a POA. The bank has filed another criminal case against me only for our jointly owned property.
I wish to resolve this and pay off the bank and receive any money left from the sale. How can I resolve this issue of the Title Deeds?
Oct 4, 2022
282
The procedures for filing for divorce on mutual consent 0
Dear sir/madam,
I am separated from my wife due to compatibility reasons. We got married in the Indian consulate in Dubai on December, 23rd.
We would like to file a divorce on mutual consent as soon as possible. May I get some advice here on the procedures?
Sep 13, 2022
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My previous employer failed to pay my gratuity. Can I file a case 6 months after resignation? 0
My previous employer failed to pay my gratuity six months past now since I resigned, Is it possible to file a case against him after a 6 months period?
May 31, 2022
1275
Can a real estate agency hold a percentage of a property sale until transfer is done? 0
A real estate agency has signed an MOU stating that a 10% security deposit from the buyer and the seller will be kept in the real estate agency and will be released upon transferring the property.
The transfer of the property was blocked due to the court order.
According to my colleagues, the real estate agency is not a trustee and they are not allowed to have taken my security check in the first place, is this correct?
Jun 28, 2021
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