Q: We have a tenant, it was clearly stated in the lease contract that she has to hand over the property in the same condition it has been handed over to her. Now, she's leaving the apartment in the Palm (2BR). Imagine 16 busted bulbs, the guard rail of the fridge is broken lots of nail holes and the property is dirty. She got it painted and cleaned and now she's claiming that she will report to RERA as she's not responsible for the painting and cleaning (so she wants a refund) and she's not going to replace those 16 bulbs and the guard rail in the fridge. When we handed over the property, we gave her 14 days to snag it and we rectified all the issues. Is she entitled to all these claims she's telling us? We are not giving back her deposit yet until she fixes the property. Do we have the legal right to demand these from her? I know the lights are consumables and she's supposed to replace it as all the lights were working when she got the keys. Thank you.

Q: Hi, Our tenant has been violating the terms of the contract right from the beginning by: a) Not transferring one utility connection under his name causing us to continue incurring charges, b) Keeping a pet which is against community rules. We have repeatedly received complaints from neighbors and building management regarding the disturbance caused by his pet. We have issued the tenant numerous warnings but all in vain. At the end of one year contract, we negotiated and the tenant agreed to vacate after 3 months (signed 3 months contract). Now after the end of 3 months tenure, he is not vacating and we are not willing to renew the contract considering the distress he has caused us and the neighbors by going against the terms of the contract. What is the legal recourse to evict him? We understand that the first step is to send 30 days' legal notice but what beyond that? Also, how to recover the cost of over-stay as the deposit would not be sufficient to even cover the utility expenses? We are not based in Dubai.

Q: My tenant has left at the end of contract last week but without disconnecting any of the utilities like DEWA, Emicool, Du...etc., telling me to pay all from the deposit (Deposit is sufficient). He is not replying to my telephone calls or messages. I have a new tenant available, but due to this problem, he didn't agree to take my apartment. What shall I do for? 1) Utility disconnection 2) Loss of new rental income

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.

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.