Questions & Answers
Questions & Answers
9 available 9 • View allThe legal way of serving a legal notice to the tenant
4
Q: Can a 30-day notice be served to the tenant to pay outstanding rent via email in case the landlord is not in the UAE, or does it have to be in a prescribed format typed and attested by the notary?

Mar 6, 2018
2354
Struggling to pay the rent because of COVID-19 pandemic

3
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!


Apr 6, 2020
2557
Rescheduling the payment of a rent because of COVID-19 outbreak


2
Q: Please advise on this case as a landlord. My tenant informed me that she has lost her job because of COVID 19 and wants to delay the rent cheque due this month.
On asking for how long she wants the delay and what is her plan for the future, she said that she does not want to pay for 3 months and then continue payment after 3 months.
She has no plans to leave Dubai or the property; her whole situation is uncertain because of the current situation. The property is a townhouse in Dubai.
Please advise what should I reply to her?
Quote from her email (Please ask the landlord to either send back the 15th April cheque or maybe overwrite it and send a picture. My kind request is to freeze the payment for the period of 3 months and continue payment from the next cheque on the 15th of July.
As for your question, I do not intend to leave Dubai, and I hope the situation will get back to normal soon, so I will be able to get a job.)



Apr 15, 2020
1266
What to do if you default on commercial lease and get a bounced cheque judgment?

1
Q: I have got a decision against me from RDC for 1.5 million.
I issued the cheque but the contract is in somebody else's name. Also, the manager is another person but I issued the cheques of my company.
I want to know how RDC will start the implementation of judgment because I lost all of my business during Corona.


Jun 26, 2021
429
The tenant is unreachable. What to do?
1
Q: If a tenant of a retail lease in the DIFC fails to pay the rent and is unreachable, what steps can I take after serving the notice of breach and the tenant failed to remedy within 30 days of the said notice?

Jul 13, 2021
639
Does the landlord have the right to change apartment locks without notifying the tenant ?



2
Q: The landlord has changed the lock of my apartment without any notice, with all my belongings and even my cat inside. What should I do?




Nov 3, 2021
1360
Can the landlord vacate us from the office without notice after paying pending rent?
2
Q: Last year was very difficult for the business as we really feel the effect of pandemic.
Everything else was suffering and there’s the delay in salaries and some payables in the company and that include that office rent.
We were being charged of AED 60k for 1 year, payable in 12 installments. At first, we were okay and paying it on time, but later on, although we were paying, it is getting delayed due to delay of receivables as well and with low cashflow.
Tenancy: July 2021 to July 19, 2022
Recently, the company started recovering so all the pending dues for the office rent were paid before the end of tenancy contract. However, the landlord kept saying that we need to vacate the office as we are delaying the payment last couple of months.
NO notice from his side thru email, no agency involved. He plans to increase the rent, I asked him how much is it but still wants us to evict us.
I have two days more until the end of tenancy, does the landlord have the right to evict us?

Jul 21, 2022
237
A tenant defaulted on rent. 30-day notice or eviction?
2
Q: Hi,
My tenant has not paid the full installment of the last rent payment—AED 5000 left. He hasn't paid the last two months of the Empower bill, and it's now disconnected.
I have a cheque bounce report from the bank due to insufficient funds. Additionally, I caught him overcrowding the unit without my permission.
Although he promised to leave on Nov 30 (the last day of the Ejari contract), the Ejari has expired, and he is still in the apartment.
Do I need to send him a 30-day notice, or can I request an eviction notice? Is there any 3-day notice?

Dec 20, 2023
135
A tenant usually defaults on rent payments. How can I evict him?




2
Q: Hi,
I have a tenant who defaulted on rent payment. His cheque bounced due to account closure. He promised cash payment but hasn't delivered.
I want to evict him. The property is in Dubai. How do I proceed legally? Appreciate step-by-step guidance according to the law.
Thank you!





+1
Apr 26, 2024
364
Legal blog
3 available 3 • View allMy Tenant Stopped Paying Rent & Became Unresponsive, What Should I Do? 6
An interview-format article covering the topic of defaulting on commercial lease in the UAE and related procedures. This is from the legal podcast of lawyer Ludmila Yamalova, the founder of Lawgical with LYLAW. In this article, Ludmila discusses what one should do if the tenant becomes unresponsive.
Feb 11, 2020
14875
What You Should Know While Renting a Property in the UAE 5
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.
Feb 24, 2020
3941
An Overview of Commercial Lease Laws in the UAE 0
In the UAE, the relationship between landlords and tenants in terms of their responsibilities is primarily governed by Federal Law No. 5/1985. This law covers commercial properties without addressing the part related to maintenance and duties. However, it is common for commercial tenants to assume responsibility for repairs and upkeep.
Oct 2, 2023
200
Laws & Regulations
3 available 3 • View allLaw No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai 12
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.
Nov 26, 2007
24303
Law No. (33) of 2008 Amending Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai 8
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.
Dec 1, 2008
24984
Decree No. (26) of 2013 Concerning the Rent Disputes Settlement Centre in the Emirate of Dubai 0
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.
Sep 18, 2013
7299

Other answers by
35 35 answers •
View allRecovering the unpaid price of items delivered over a year ago 0
Dear Sirs,
I have a Reseller Contract which was signed between us and another party for the sale of 10000 units of Terminal Stations.
The final supply was to be done to the India Telecom over a 5-year period at 2,200 units per year, based on a purchase contract signed between us and another company.
Based on this agreement, we placed an order for 2200 units at a value of AED12,273,400 (Twelve million two hundred seventy-three thousand four hundred).
Based on the purchase order, the other party made a payment of 15% as a deposit and we finalized and handed over, but they didn’t pay since one year.
Kindly let us know if you can guide us how we can recover our funds legally.
Looking forward to hearing from you at your earliest.
Apr 29, 2018
358
Obtaining refund from the developer for project delay 0
I booked an off-plan studio in R.E.P. DIP. The developer posts to me the contract to sign. I signed the contract and posted it back to their address.
The texture property In Dubai has been dealing and I transferred 10% to reserve the unit in June 2015. I have paid over 30% until the end of Dec 2016.
I stopped paying the rest of instalments because after viewing 0% construction report through DLD website and neither developer has provided me Oqood.
There is still no construction as per the DLD report for project number 1514. I am considering to get a refund.
The total price of the studio is AED 330000. 10% at the outset, 36 equal instalments during construction, 20% on handover and 18 equal instalments after the handover.
I have paid 10% and 18 equal instalments out of 36 during the construction as per contract. Total AED 109,973.94 paid: AED 109,973.00
What are the possibilities to get a refund from the developer? How much would it cost?
Apr 19, 2018
5729
Consequences of filing a criminal case against a debtor by the bank 0
Hi,
I have just found out I have a police case filed by my bank on a credit card payment. I have a credit card with 25k limit and could not do minimum payments for 1 year (due to job loss), nevertheless, the bank filed a case against me for 190k.
I do not understand on what ground and would like to know what to do. As well, how can I find out if I have a travel ban as I would rather try and solve the situation remotely from home than be concerned that I will be jailed here?
Your advice is appreciated.
Jul 20, 2017
3766
Transfer of labour complaint from free zone to labour court 0
I was working in Free Zone company here in Sharjah. Our total delayed salary is 6 months. Some of my co-workers already complained in Free Zone immigration but no avail.
What is the best we can do where we will complain?
Waiting for your reply.
Jul 20, 2017
2665
What to do if you have credit card debts 0
Hi,
I am staying in Abu Dhabi with my husband & 7 years old daughter. My husband was working in a big construction company from the year 1996. In October 2015, he got terminated due to which he went in depression.
He got another job but due to depression, he was not going to work regularly. The company terminated him. He doesn't have a job for 2 months & he is not in the position to look for the job as he has depression again.
He was having 3 credit cards. During his first job, he paid regularly without any delays. But after this new job, he didn't pay on time & even for 2 cards we were unable to pay for around 1 year. For the third card after checking with the bank, we had made installments but now for past 3 months, we didn't pay for it.
I really don't know what to do. I am also working but my salary is good enough for the rent only. Nowadays, our friends are helping us for the daily needs even.
Kindly let me know what could be the possible solution for this & can I send my daughter to the home country?
Jul 24, 2017
2790
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