Q: I sent my tenant a 12-month eviction notice in November last year. The eviction notice clearly stated I wish to sell the property. It was sent via DHL, not through the notary. The tenant signed for receipt of it and confirmed receipt of it in an email and confirmed they would move out on November 22. They are now refusing to move out and refusing to pay rent. Can I open a case with RDC?

Q: I purchased a property in Dec 2021. Transfer was in Jan 2021. The previous owner issued a 12 month eviction notice, dated 28 Oct 2021. On transfer, I met the tenant to get a new signed tenancy contract in my name with the same terms and conditions as pervious over, which expires in 27 July. In T&C's, if he wanted to renew he needs to give 90 days notice, which he failed. At which point, in May, I emailed him to explain, and that he should vacate in 28 July 2022, he confirmed he got the email. We plan to move into our home. In the 1st of July he told me he will not move and filed a case at RDC against me. This case was rejected today, as he uploaded falsified documents for the case. Pervious to the case, I did offer to let him extend to Aug 30, an extra 4 weeks. Now where so I stand? As I would like him to leave asap, shall I open a case against him?

Q: I have served my tenant a legal notice and won the cases in the first instance and appeal in Dubai's RDC court. I requested enforcement and the tenant has requested reconsideration just 3 days before the eviction date. The judge accepted to give the tenant an additional one more month to vacate, exactly on the eviction day. I am afraid that this is not the end of the process as the tenant is paying very low rent and wants to stay in the property as long as possible by making the process as long as possible. The question is how can I stop him to do so?

Q: Hi, I have just bought an apartment in Dubai on May 4, 2023. However, there is a tenant whose Ejari from the previous owner is valid until December 18, 2023. The Ejari with the same terms and conditions has been transferred to my name today. I have the following questions: 1) Can I issue him an exit notice now? If I do, does that mean that based on the 12-month notice period, he will have to vacate my premises in June 2024? 2) If the tenant continues to stay after the tenancy contract validity (i.e., December 18, 2023) based on the notice period, do I have to register a new Ejari with him from December 19, 2023 onwards, or can I just wait for his notice period to end based on the exit notice? 3) A friend said that I have to wait for the current Ejari to end for the 12-month notice period to start. In other words, when the current Ejari expires on December 18, 2023, I can give him an exit notice in June 2023, but he will vacate the house in December 2024 only. Is this correct? Please help!

Q: Dear Sir/Madam, I have a question about rental renewal and would appreciate your response. The landlord did not give us any notice of rent increase or renewal before the 90-day expiration of the contract. However, I gave the landlord written intent-to-renew notice by email before 60 days of the rental expiration. They explained on the phone that they would like to renovate the villa and therefore will not be renewing the rental contract. Can you please confirm what is the minimum notice period that the landlord needs to provide for eviction if they want to renovate the villa? And can they refuse to renew the contract even though they did not serve the notice 90 days before the expiration of the contract?

Q: Hi, We bought an apartment in July. The apartment is rented until the end of November with the previous landlord who gave them an eviction notice last year to sell the house. Now they want to renew the contract but we don’t want to renew because we want to move into our apartment to live there. Can we move into our apartment and the tenant has to go out? Can the tenant refuse to move out?

Q: Hi everyone, Glad to have found this platform. I’ve been searching for answers and haven't found anything concrete online. I am renting an apartment in Dubai, and my landlord sent me an eviction notice more than 12 months before the end of my contract. The reason for eviction is “renovation”. I tried to negotiate a renewal, but he clarified verbally that he would renovate the apartment and sell it afterward. My question is if this is legal since the intention is to sell the apartment and not just renovate it. Will I be able to sue him if he sells the apartment? Appreciate your responses. Thanks!

Q: I bought my first UAE property in October in Springs for myself and my partner as a family home. The property has a tenant but a 12-month notice had been served to him to leave in February (the notice reason said for renovation). He had told the old owner and the estate agent he would be open to even leaving earlier. As soon as the sale went through, he went silent. I have messaged to ask for access to the house so I can get a building quote for the works for me to renovate once he moves out which he ignored and has ignored any attempt I have had to call him. Yesterday he filed a Rental Dispute claim against me to extend his lease for another year which is really confusing. I cannot afford to pay the mortgage for the property and live elsewhere. I only bought the house knowing a notice had been served and he was leaving so I could move in myself to start my family.

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.

In Dubai, property owners often seek to enhance their investments through renovations. However, evicting tenants to facilitate these renovations involves specific legal requirements and considerations. Understanding these regulations is crucial for landlords looking to avoid potential disputes and ensure compliance with Dubai’s rental laws.

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.