Questions & Answers
Questions & Answers
5 available 5 • View allThe tenant is unreachable upon tenancy contract expiry. What to do?

3
Q: Hi Legal teams,
I need your advice on my case. I am a landlord and my tenancy contract with the current tenant expired today (28th Feb’22). Since Dec 21, we were discussing the renewal over WhatsApp and the tenant was assuring us to renew the contract.
However, from last week, the tenant is neither reachable over phone nor email. He is not even replying to our renewal requests. Now, I have a tenant living in my property without an active contract.
What could be our best course of action in this case? Can WhatsApp chat be used in case of any dispute?
Can I raise a dispute with RERA for eviction in case the tenant is either still unreachable or does not sign the contract?
How long do I need to wait before I can seek a RERA dispute?
Thanks in advance!


Mar 1, 2022
764
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
632
The 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
2347
The legal notice to the tenant via notary public was not handed. Did I have to send it by email?




1
Q: Respected Lawyers,
I am a landlord and my tenant did not pay the rent. I issued a 30-day legal notice through the notary public.
The Dubai Courts authorized service provider Aramex pasted the notice on the unit door as nobody opened the door to accept the notice.
At the same time, I did not send the notice to the tenant through email.
My question is will the RDC judge accept this as the notice has been served based on Aramex's acknowledgement?
Kindly advise





+1
Oct 31, 2023
208
What is the procedure to evict my tenant who failed to pay the rent?




0
Q: My tenant was supposed to pay me his second installment last month which he didn't. Then I sent him a legal notice through Enjaz to pay within 21 days.
Now after 21 days, he mailed me saying he will pay next month.
What is the procedure to proceed with eviction and get the payment for the time he lived in?





Dec 27, 2024
90
Legal blog
2 available 2 • 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
14863
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
3933
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
24290
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
24954
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
7292

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View allIf a bank has filed an execution cheques case through the Dubai Courts. Is a travel ban automatically applied? 0
A bank has filed an execution cheques case through the Dubai Courts due to nonpayment of a personal loan and credit card.
Is a travel ban automatically applied?
I looked on the Dubai Courts website, and it says the judge has issued a “reserved” order for my case.
Furthermore, when the bank emails, they threaten me with a travel ban. So I am assuming there is no travel ban issued (but I don’t know). I haven’t received any notice of a travel ban.
If there is a travel ban, how do I find out?
I have checked the Dubai police app, and there are no financial crimes against me.
Please advise if you know.
Apr 4, 2025
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What’s the minimum time an employee must work for the employer who brought them to the UAE? 0
Hello,
What is the minimum duration an employee must work for the employer who brought them into the country before they can terminate the contract in the UAE?
Apr 14, 2025
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Can I stay home if my boss doesn’t pay my salary on time? 0
Hello,
Can I stay home if my boss doesn’t pay my salary on time?
Apr 10, 2025
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Can I resign while my new visa is being processed before my first contract ends? 0
Hello,
I am currently working with my company and have one month remaining to complete my first contract.
However, my new visa is set to be processed in a month. Can I resign during this process?
What will happen if I resign at the end of my first contract before receiving the new visa while it is still in process?
Mar 27, 2025
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My husband is taking a loan to get married again while my daughter and I live in a shared accommodation. What are my rights? 0
My husband has a girlfriend/fiancée. He is Muslim now, but when we got married, we were both Christians. So I know that he will not have another wife because it's not allowed in our country and religion.
Do I have the right to tell him that it's illegal?
Also, we have loans here and in our country, and he wants to get a loan just to marry his girlfriend and find a flat for her. While my daughter and I only live in a room with shared tenants.
What are my rights?
Thank you so much!
Apr 8, 2025
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View allHow can I cancel my current visa immediately without serving notice? 0
Hello,
I got an offer letter from another company. I want the immediate cancellation paper before 20th April.
I don't have time to submit my notice period registration. What should I do?
Please give me the best advice!
Apr 4, 2025
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During the notice period, is an employee allowed to take sick leave? 0
Hello,
During the notice period, is an employee allowed to take sick leave? If not, can the employer deduct the sick leave from the employee’s end-of-service benefits?
Additionally, what is the legal basis for this? Specifically, which law or ministerial decision governs this matter?
Apr 4, 2025
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Can I request reopening a civil case if the judgment was in my absence due to sending notices to the wrong address? 0
Lawyers misunderstood my question. Please read carefully and then guide me.
Case Type: Civil Case
Claim amount: 400,000
Paid: 65,000
Reason: Commercial agreement of supply
Emirate: Ajman
This case was registered in 2022. The judgment was in my absence, as notices were sent to the wrong address.
I was sent to jail. I made a down payment, bailed, and paid some more amount as installments. The total paid amount is AED 65000.
Now, again, an arrest warrant is issued as I did not pay the remaining 335,000 of the claim.
According to me, I had to pay only this amount because the executioner made a wrong claim, not as per the genuine claim.
So I want to reopen the case file.
I want the court to reinvestigate and start the case from scratch.
1) How can I make that request?
2) What documents are required?
3) Chances of reopening of case?
4) Cancellation of arrest warrant
Please guide me in detail, as I will do everything myself, as I cannot afford a lawyer right now.
Apr 4, 2025
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I booked a hotel stay for Eid through a travel agency and it was canceled two days before Eid. What to do? 0
I booked a hotel stay for Eid through a travel agency two weeks before Eid. The travel agency confirmed the booking on payment.
One day before Eid, the agency reached out, saying they had an issue with the supplier/hotel and the booking would be cancelled.
They offered alternative hotels that didn’t match the original property. I suggested some properties, and they couldn’t arrange them, or they asked for further payment, so I didn’t book anything through them.
What are my rights to a refund and compensation, as I had to book other arrangements separately at a significantly higher cost due to the last-minute prices?
It also caused significant emotional distress, less than 24 hours before the holiday. To which authority can a complaint be made in case of an unsatisfactory outcome?
Both the agency and the hotel are in Dubai.
Apr 4, 2025
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How can I renew my Ejari if the landlord hasn’t signed the new contract? 0
Hi,
I have been here for 3 years now and paid the increased amount (as per the agreement) for the 4th year.
However, the landlord did not send me back the signed contract, although I have both made the payment for the full year via bank transfer and sent my signed contract to him.
I need to renew my Ejari; however, how can I do it without the landlord's signature?
I have all the previous contracts signed by both parties, along with the Ejari for those contracts.
Apr 14, 2025
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View allCan a Pakistani expat register a second marriage in the UAE without disclosing the first? 0
Hello,
I want to know the UAE rules regarding second marriage for expats. I am a Pakistani national and already have a wife back in my home country.
Now, I want to do a second marriage in the UAE with a Moroccan girl. Can you please let me know the procedure involved?
Can I get my marriage registered in the UAE? Is it mandatory to disclose the first marriage? I am on an employment visa in Dubai.
Apr 7, 2025
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Missing business partner since 2003. What to do about his share in the LLC? 0
Hello,
I am a manager of an LLC company with 25% share. In February 2003, a partner joined the company with a 25% share.
After two months, he didn’t like the company and left. After two years, we did not know where he was. We just heard that he left to Tunisia before his visa expired.
What to do with his 25% share, please?
Apr 7, 2025
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I got a work permit and entry from a Dubai employer for work. What documents do I need to carry? 0
I got a work permit and entry from a Dubai employer for work.
During the travel to Dubai, do I need to show any accommodation proof, return ticket, or anything?
What documents do I need to carry?
Apr 14, 2025
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My company has filed a case against a client for failure to pay and bounced cheque. How to follow up? 0
Hello.
My company has filed a case against a client for failure to pay and a bounced cheque. The client's company is registered as a virtual office in the Creative City Free Zone in Fujairah, so our case is filed there.
The client basically purchased some equipment from us, and his payment via bank transfer did not go through and was rejected. Then, when we deposited his security cheque after multiple attempts to contact and no answer, the cheque bounced.
The company is under his wife's name, and we have filed a case on the same.
The court has accepted our application, however, they have instructed the execution bureau to get the Emirates ID of this authorised signatory. The bureau is asking us to get it, and we have no way to do so, unfortunately.
Without the Emirates ID, the court cannot freeze the bank accounts or put a travel ban, etc.
What are our options here?
Apr 14, 2025
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I received a legal notice to pay rent and cleared the amount. Can the landlord ask me to pat late fees penalty? 0
I received a legal notice to pay rent.
I have already cleared the amount specified in the legal notice, but my landlord is now saying that I also need to clear further late fees as per our contract within the legal notice time period.
Is that valid if it is not stated in the notice?
Apr 14, 2025
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View allHow to obtain the details of the directors of a company based in SAIF Zone? 0
Hi.
Hope you are doing well.
We need to find out the details of the directors of a company based out of Sharjha Airport International Free Zone.
We have a procedural order from SIAC for the same as well. Can this be done?
We will physically be present in the UAE from tomorrow. Happy to meet physically and discuss this as well.
Mar 19, 2024
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Is it possible to change lawyers when appealing a judgment? 0
Good evening,
I have received the judgment for my civil financial case. I intend to appeal this judgment, but I'm considering changing my lawyer as I am not entirely satisfied with their work.
I would like to know if this is possible and what steps need to be taken.
Thank You!
Feb 23, 2024
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How can I claim money I lent to my cousin to start business and is not returning back? 0
My cousin who lives in Dubai took around AED 280000 from me on December 2023 for business and he told me that within one month he would return the money back with profits.
Now it's been almost a year he has not returned my money back. I have no written contract. The only proof I have is WhatsApp chats, videos, and voice messages of him that he received money from me and that he would return it back within one month.
In August 2023 I told him that if you don't return my money, then I would hire a lawyer and do a case. Then his father returned almost 20% of the amount back in August 2023 and told me the remaining amount I would receive from them by the end of November or December 2023.
But now they are not giving me the money and telling me to go to the police or hire a lawyer, file a case do whatever I want to do.
Kindly please advise me if hiring a lawyer in Dubai will be helpful or not. Will I be able to recover my money in Dubai in a legal way in such a case?
Jan 10, 2024
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If I buy a building, can I sue a tenant for old rent owed to the previous owner? 0
Hi,
If I buy a building, do I have the right to file a case against a tenant who has outstanding rent due from the old owner?
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Dubai company not paying us, can we file a case with bounced cheques? 0
Dear Sir/Madam,
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The current balance due is 142K and we have all the necessary documents (invoices, balance sheet) with their stamp.
Can we file a case against them?
Note: We also have two pending cheques from their company, but it looks like they will bounce.
Oct 27, 2023
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I have received a judgment in my favor from RDC that awarded me legal fees.
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Is this correct?
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The public prosecution appealed a judgment to increase the fine I already paid. What do I do now? 0
Good afternoon,
Thank you for your time.
The public prosecution appealed my judgment (a fine that I satisfactorily cleared) and requested increasing the fine.
Can you please explain what happens during a criminal case appeal hearing for me as a defendant?
Will I be asked questions?
Is the hearing just for the Public Prosecution to present their appeal to the judge, and I do not need to give a response?
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Can we give a salary certificate to a new hired employee before he starts to open a bank account? 0
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The new employee will start on June 1, 2025. However, he would like to open a new bank account in the UAE thus asking to provide the salary certificate mentioning his salary in AED and if possible not mentioning the start date.
Legally, can the company provide such a certificate?
Feb 4, 2025
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I received a termination letter from my company for restructuring. Is this considered arbitrary dismissal? 0
I received a termination letter from my company on January 31st, 2025, with a one-month notice period, stating my last working day as February 28th, 2025.
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Do I need to hire a lawyer if I found I have a marital case against me in the court? 0
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Is it legal to resign after a recent visa renewal if I haven't been paid for months? 0
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Shipping company holding goods due to floods, storage charges increasing. What now? 0
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My employer holds my passport and asks for visa expenses to cancel it. Should I pay? 0
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I am an expatriate in Dubai. I joined a company in Dubai, and my contract started in November 2023. It is a limited contract. Due to some issues with the management, they informed me that I would have to leave the company in March 2024, which I did.
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My friend’s storage burnt down in Dubai. What should he do? 0
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هل تسقط إجراءات التنفيذ ويُرفَع المنع من السفر بعد دفع مبلغ التنفيذ بالكامل؟ 0
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I have a civil case in Dubai. Will my visa processing be affected? 0
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Can the owner of a company escape if there is a cheque execution and travel ban on him? 0
I raised a cheque execution case against a company and its owner and won. There is a travel ban on him. I was receiving installments for three months and now he stopped paying.
The court after request summoned him. In total, he paid only 30% of the owed money. I found that his company license is expired and also in the month his visa will expire.
Does he have any option to avoid payment?
Please note he was deceived by showing no money in his bank account and no assets in his name but he is running multiple businesses.
Also a month ago, he tried to convince me to lift the travel ban but I refused to do so. But he submitted a guarantee and left UAE.
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View allWhat can I do if my tenant moved out without notice after serving him rent increase notice? 0
I own a property in Dubai and we issued a 90-day notice to the tenant to advise of the rent increase.
The tenant accepted and confirmed they would be renewing the tenancy agreement.
Before they signed the new tenancy agreement they moved out without giving any notice.
What are my rights in this scenario?
Aug 28, 2024
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Will my fees be refunded if I close a cheque execution case that I opened against someone? 0
Dear Lawyers,
If I want to close a cheque execution case that I opened against someone, will my fees be refunded to me?
Aug 12, 2024
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As a partner who loaned money to the company, should I sue the company or my partner? 0
Dear Lawyers,
I am a 50% partner in a company. I had given a 2M AED loan to the company about 10 years ago. There are expert reports and bank records to prove the loan.
The company does not have any bank balances or assets. Should I start a lawsuit against the company and demand 2M AED, or should I start a lawsuit against the other 50% partner and demand 1M AED?
One benefit of suing the company is that I can obtain an acknowledgment of debt, and later in an execution case, I can issue a certificate of solvency to have the other partner arrested.
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(I believe all necessary legal information is provided here. If something is missing, I can provide additional details here.)
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How can I withdraw my case to release someone arrested for harassment? 0
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What happens next after a DUI arrest and vehicle impound? 0
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