Q: My company is suffering under the current challenging circumstances. It provides an important service in Dubai. However, due to a major decline in revenue, we are trying to negotiate with the landlord which is proving difficult and can lead to eviction. What are the options available to us? Relocating is not an option as a lot of investment has been taken place at the current location. Thanks!

Q: Please advise on this case as a landlord. My tenant informed me that she has lost her job because of COVID 19 and wants to delay the rent cheque due this month. On asking for how long she wants the delay and what is her plan for the future, she said that she does not want to pay for 3 months and then continue payment after 3 months. She has no plans to leave Dubai or the property; her whole situation is uncertain because of the current situation. The property is a townhouse in Dubai. Please advise what should I reply to her? Quote from her email (Please ask the landlord to either send back the 15th April cheque or maybe overwrite it and send a picture. My kind request is to freeze the payment for the period of 3 months and continue payment from the next cheque on the 15th of July. As for your question, I do not intend to leave Dubai, and I hope the situation will get back to normal soon, so I will be able to get a job.)

Q: Hello, I live in Dubai and have recently been sent on unpaid leave until further notice due to COVID-19. I am unable to pay my next rent cheque which is due in July. I would like to exit my tenancy contract early, it ends in March 2021. My contract states that I am liable and have to pay an early exit fee of the equivalent of 2 months rent if I decide to leave early. Can this be voided due to the current situation? And would I be able to leave without paying this? Does COVID-19 count as Force Majeure? If it does, would I also be able to get my deposit back? Thank you for any assistance you can offer. F.

Q: Hello, Our contract for our villa expires this Thursday, 30th April. Due to the coronavirus lockdown, we had not been able to leave our home to view other villas until the lockdown got lifted on Friday, 24th April. This gives us only a week to view properties and move. We asked our landlord for up to a few more weeks here to give us a bit more time. In the meantime, I will let people see the villa and show them around whilst he also tries to find new tenants. He declined and said that we can stay for another month if we pay the same rent pro-rata for a month. We explained that we cannot afford that; it is the reason why we are moving to find a cheaper place. We offered 15,000 instead of 25,000 for one extra month and I will be happy for people to view whilst we are in it, but he also declined that offer. He has not shown any consideration for us, we find it difficult to move over the lockdown. What is our position if we stay a few weeks beyond our contract expiry date?

Q: The situation is bad because of Corona-virus. I couldn't pay the rent. Two bank cheques have bonused. I asked the shop owner many times to give some relief but he refused. He has filed a case against me in RDC. I have been paying rent since December 2017. I could not continue paying due to the circumstances. What should I do now?

Q: Dear sir/madam, I was not aware of the 90 days prior information to be provided to the landlord and neither the agency told me about it while signing the contract. It is nowhere mentioned on the contract that I should notify 90 days prior to the end of the contract term. I did inform them 26 days before vacating and then the agency told me that I should have informed them 90 days prior and now there will be a penalty. I feel cheated through the lack of information provided. What to do in this case?

Q: Hello, A client is willing to rent a flat, but the real estate agent has refused to add a force majeure clause to the rental contract. What can the client do to include a force majeure clause in the rental agreement?

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.

As the world is currently experiencing a major lockdown and suspension of almost all commercial and civil operations, the question arises in the novelty of Coronavirus outbreak on how serious it is to be dealt with as a Force Majeure.

This article discusses the Ministerial Resolution No. (279) of 2020 Regarding Employment Stability in the Private Sector during the Period of Application of Precautionary Measures to Curb the Spread of the Novel Coronavirus Issued by the Minister of Human Resources and Emiratization in Abu Dhabi on 26/3/2020.

This article tries to explain the concept of Force Majeure and its application in residential tenancy contracts in the light of a recent RDC judgement.

An interview-format article covering the topic of force majeure in the UAE, in light of COVID-19. This is from the legal podcast of lawyer Ludmila Yamalova, the founder of Lawgical with LYLAW.

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.

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.

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.