Q: Hi, I was evicted by my landlord through a proper eviction notice of 12 months that was issued by a notary public. The notice stated that he intended to use the property for personal use. A few days before I left the apartment, the landlord passed away. I left the apartment and some months ago I saw there was someone else living at the property. I checked online and saw that the unit was never sold but rented at a much higher price. As the house is rented (not sold/ nor used for personal use), will this case have a chance in RDC? In a normal situation, I am 100% sure it would, but the fact that he died is my question. Is the person who inherited the apartment allowed to rent it to someone else? Or should have they stuck to the eviction notice intention and lived on the property? Any advice would be much appreciated. Thanks F.

Q: Dear Sir/Madam, We are due to be evicted from the villa we are renting in October 2023 because the landlord wants it for personal use. We received 12 months' notice in the correct manner. We are not happy to move, as we have been living here for 7.5 years. We found a new property to rent, which is more expensive and smaller. Last week, we asked our current landlord to confirm that he still wants the villa for his family and to let us know if anything changes. He confirmed that he still wants the property. Last night, we signed a new contract for the new villa and paid agent's fees and deposit. We will move in October. Today, our current landlord says he has changed his mind and that we can stay. Where do we stand? We feel it is too late, as we have asked many times to stay and he has always refused. Can we raise a case if he rents the villa to new tenants?

Q: Dear Sir/Madam, In terms of sending notice to tenants to vacate an apartment, as a landlord, we need to send a 12-month notice with the reason being either: - Wanting to move in ourselves (or our family members). - Selling the unit But what if, as landlords, after evacuation and a few days of evaluating the market or finding no customers to buy our property, we change our minds and want to rent the apartment again to someone else? Is this against the law? What if, for any reason, the landlord changes his/her mind to sell the apartment after evacuation? What do the regulations say?

Q: Dear Sir/Madam, I bought a business in Dubai with a rent contract for 5 years, with 1 year remaining. The previous owner failed to inform the landlord during the transfer from DED. The landlord was informed by the previous owner after 3 months. Upon being informed, the landlord claimed it was a sublease. I explained that the contract was between him and the company, not the individual. He insisted it was a sublease, but I disagreed. The next day, he sent an eviction notice, citing an intention to sell. This occurred shortly after being informed by the previous owner. I believe he plans to increase rent and sell the shop at a higher price, using the inflated rental income to justify a higher ROI. How can I remain on the premises, or if he rents it out again, what compensation can I pursue? What documents should I collect to support a compensation claim later on?

Q: The owner sent me an eviction letter a year ago and told me that he would not rent it again. I’ve asked multiple times if he was going to rent it and increase the price, but he said no. I finally moved and after 3-4 weeks, I saw that he already put the apartment to rent with an increased fee. Is he allowed to do this? From the beginning, I was praying to stay as the location was convenient for my work.

Q: Dear Sir/Madam, I evicted my tenant to move in, but my plans have changed since I am leaving Dubai soon. Can I sell the property? Their eviction will end in October.

Q: Dear Lawyers, I was evicted on the grounds that the landlord needed the property for personal use. The landlord has rented the property out again at a higher rent but under his son’s name. Can I still sue for compensation?

Q: Dear Lawyers, What are my rights in terms of eviction? My landlord tried to increase my rent by 20% (per the RERA system, they were entitled to zero increase). We offered inflation as a response (all done via email). After they accused us of being cheap and we reminded them that the system indicated no increase was applicable, they issued us an eviction notice for "family use." We have since moved out, but now they are saying they will be selling the property and are providing us with a long list of maintenance items they want to withhold from the deposit (replacing water heaters, roof tiles, wheels on sliding doors), all of which were functioning properly during the nearly 3 years we lived in the house. We suspect that now we are out, they will refuse to refund the deposit and will rent the house out again. I have heard you can block the registration of a new Ejari for rental. What is the process for this, and do I have any other rights based on the above situation? Thanks!

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 determines the maximum percentage of rent increase for real property in the Emirate of Dubai when renewing lease contracts.