Q: I recently purchased a property in Springs which is rented till September. I need legal advice on the procedure to send an eviction notice to my tenant as I need to occupy the property for personal use. As far as I read in the RERA legislation Page 108-110, Article (25) - Section - 2, if the landlord wants to occupy the property for personal use, 90 days notice is sufficient. But the tenant insists to have a 12-month notice. What are my options and is it possible to send a legal notice to the tenant to vacate the premises at the end of the rent contract? Kindly advise

Q: Hi, I recently purchased a home and it is currently rented but I want to move on. The law says that 1-year eviction notice is needed, but the tenancy contract states that the landlord has the right not to renew the tenancy contract by writing a notice 90 days earlier. But this contract was signed by the previous owner so will this be applicable or do I have to give him a 1-year eviction notice? The tenancy contract finishes in January. Please advise! Thanks!

Q: Hi, My current apartment lease ends on 19 Nov 2021, the owner emailed me yesterday that he wants to move in and asked us to vacate after our lease ends. I told them that they should've sent me a 12-month advance notice via notary and I am not evicting the apartment. Also, he did not send me a renewal agreement and we are now two weeks past the 3-month renewal deadline. I want to know what are my options. Should I file a dispute and ask for renewal under the current agreement?

Q: Hi, I have a property that is currently rented. The current contract will get expired on 31st January. Can I inform my tenant that I do not want to renew the contract because I want to have the property for personal use? Does the 12-month rule apply if I ask the tenant to evict after the expiry of the current contract renewal? Thanks in advance.

Q: I am buying a villa in Dubai. It was rented by the previous landlord until 31 May 2022. He served 12 months' notice on 17 October 2021. I am willing to ask for eviction from the tenant as per article 25 (personal use) at the end of the current contract (vs. the 12 months notice). Can I do it? What would be the process? Thanks!

Q: As a tenant, I would like to understand if an eviction notice that was formalized through a notary public but was not properly addressed, is still valid and enforceable. I would also like to know if I need to contest it (which is a costly matter) or if I can just ignore it (and wait for the landlord to start a dispute or send a new notice). The specifics: The rental management company claims that my landlord has sent a formal eviction notice through notary public 4 months ago. However, I've never received this. The rental management company sends me a photo of the eviction notice and Aramex delivery slip via WhatsApp. However, on the eviction notice, the rental management company is listed as the notified party. And the Aramex slip also shows that the documents have been delivered there. The rental management company claims that the notary public is saying it has also been delivered to my house. Is the eviction notice valid and enforceable? And if not, should I contest it through RDC?

Q: Dear sir/madam, My new tenant is pretending not to have received an eviction notice sent from the notary. The notice was stuck to the tenants by Aramex and recorded as such. The RDC says that this is sufficient and won't be an issue. This notice was sent by the previous owner on March 22 with the reason of selling the property. The tenant's 2nd-year contract runs Nov 21 - Nov 22. I contacted the tenant immediately after the transfer to arrange cheques in my name. So far he has ignored all communication. Would this be a breach of the tenancy contract? Would I have to send a new 12-month notice being the new landlord? And regarding the current contract ending in November, what is the correct way to have a contract from November 2022 until March 2023, which is the original eviction date set by the previous owner? Just to add I will be using the property for my own personal use and not to rent out. This is for a Dubai property. Thank you!

س: السلام عليكم، انتهى عقد الإيجار منذ أكثر من سنتين، وتم التمديد ودفع كافة المستحقات حتى تاريخه. استلمت إنذار من محكمة رأس الخيمة بالإخلاء لعدم تجديد عقد الإيجار ومبلغ ٣ أشهر فقط مستحق، على الرغم من أن عدم تجديد العقد كان تقاعسًا من شركة العقار، لذلك تم التمديد ٣ أشهر بعد ٣ أشهر إلى آخره حتى تاريخه.

س: مرحبًا، اشتريت شقة وفيها مستأجر. المستأجر عقده ينتهي بعد شهرين وأحتاج استخدم الشقة استخدام شخصي. هل يجوز إخلاء المستأجر؟

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.

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.

الإخطار أو الإنذار القانوني هو إجراء قانوني يتم اتخاذه من قبل شخص أو منشأة أو كيان يدعى (المنذر- المخطر) بناء على نص قانوني أو اتفاق عقدي موجه إلى شخص آخر يدعى (المنذر إليه - المخطر اليه) لإبلاغه او إخطاره أو تحذيره باتخاذ إجراء قانوني معين أو تقديم شكوى قضائية ضده في حال لم يتم تنفيذ ما تضمنه الإنذار القانوني خلال المدة الزمنية المحددة به.

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. 

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.