Q: Dear all, Do you have a model of eviction letter for non-payment of rent? How to notify the tenant?

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: I have rented an apartment to a Saudi national in Dubai with 4 cheques. My tenant's third cheque has bounced which was due on 20th November, and after repeated phone calls/messages and emails, he is unable to pay. He always asks for a few more days and then disappears. Currently, he is residing in Saudi and claims he cannot travel because of sickness. At the moment, his brother is using the apartment occasionally (it's a luxury furnished apartment attached to a hotel). Please advise what is the course of action and how long it will take?

Q: Good day, I am an owner of a property in Dubai. I have rented my apartment to a vacation homes' company which in turn are sub-leasing it to their clients. The original agreed payment method was monthly for the first 3 months and afterward, 3 post-dated cheques, one of the cheques become due on 3rd November. When I tried to cash it, it was returned. I have then communicated with the tenant (company owner) who asked me to allow him to pay again monthly for 3 more months. The first installment to be due on 14 Nov by wire transfer, he did not pay on time and I had to call him many times and chase him until he finally agreed to provide 3 cheques for Nov, Dec, Jan. When I tried to cash the first cheque, it again got returned due to insufficient funds. My question is, how can I proceed further to evict them from my apartment? I have sent them an email notification that they are in breach of contract. I must mention that I am not a UAE resident at the moment and live outside the UAE. Appreciate any advice!

Q: I have a tenant living in my apartment. She has not paid me the rent for over 1 year. She pays small amounts into my account once in a while. The current outstanding is around AED 110,000. I want to evict her from my property. However, I don't have any cheques from her as she used to always pay the rent directly in my account. What can I do?

س: كان لدي شيكات مرتجعة للشركة المالكة للعقار وتم تسويتها ودفع المبلغ المُستحقّ والتنازل عن البلاغ وسافرت. فوجئت بإيميل من الشركة المالكة بالمطالبة بدفع مبلغ ٢٠٠٠٠ قيمة مستحقات متأخرة مع أنني لم أجدد العقد وفصلت الكهرباء عند انتهاء العقد وأرسلت صورة بذلك. ١. هل أُمنع من دخول البلاد عند العودة؟ ٢. ما الوضع القانوني بالنسبة للمطالبات؟

Q: Eviction of a tenant for overstay beyond contract end and nonpayment of previous rent The property is in Dubai. My tenant has not been paying for over 3 months, now the tenancy contract is finished since 9.07.21 and though I offered him the chance to renew upon settling the old debt and giving the cheques for the new contract, he is avoiding me, not replying, and still staying in the apartment. What is the fastest and least costly way to evict him? In case of public notary notice, where is the least costly? What are the timeframes for eviction?

Q: Hi, My mom was detained in Ajman because she was unable to pay her rent last year in a mall under a Freezone so she was arrested. We are not allowed to visit her or at least just see her. What will happen to her case? We tried to talk to the police but they did not tell us anything and asked us to go to CID but the CID asked us to go to the Freezone. We don't know what step should we do or how to get an update regarding her case. We also don't know her situation since we are not allowed to see her.

Q: I am a landlord and the tenant is not paying rent for 3 months now. He received an eviction notice but still no payment. What should I do next?

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 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.

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 rental disputes amidst COVID-19 in the UAE. This is from the legal podcast of lawyer Ludmila Yamalova, the founder of Lawgical with LYLAW.

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.

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.