Q: Hello Sir, I was staying in an apartment with a friend in Sharjah and I relocated to Dubai before the end of the tenancy. The tenancy contract was in my name. I wrote an agreement with my friend to transfer the contract to his name or cancel at the expiration. When the contract ended he could not transfer and refused to cancel, so he started paying by cash to the real estate and owed them a huge amount and they opened a case against me at the municipality. I went with him and he sent a request letter to the Judge to transfer the debt to him stating that the debt belongs to him but it was not approved. Now, I have started paying the debt, can I use that his request and our agreement to open a case against him at the police or at the court? Thank you

Q: I and my family are living in a home rented by Al Wasl Properties. It is leased to my dad's employer Khaleej Times and there has been a false allegation by Al Wasl Properties that we have subleased the home to someone without any evidence. The only evidence they have are two Emirates IDs of two men. We are being forced by my dad's employer to pay the penalty, as they don't want to have a headache because of this case. We feel helpless as we haven't done any offence nor subleased it, yet we are being forced to pay a penalty of AED 8000. I would really appreciate if I can get an advice on how to act against this?

Q: My husband and I are living in Wasl properties. One day when the inspection was carried out, our cousin was there at home. The Wasl guy took his ID and fined us AED 8000.00 for subleasing. Actually, the cousin is staying in a nearby bachelor accommodation but when we told them that, they asked us to prove the relationship in a week's time. Please advise, how to get rid of the fine as we are not subleasing?

س: السلام عليكم، لدي شقة وأجرتها إلى مستأجر (شركة ذات مسؤولية) لغرض السكن العائلي (٣ أفراد). لدي شكوك مؤكدة أنهم يؤجرونها من الباطن لشباب عزَّاب إذ يوجد بالشقة ٨ أسِرَّة. كيف يمكنني إثبات واقعة التأجير من الباطن بدون موافقتي باعتباري المالك؟ وما العقوبة الواقعة على المستأجر؟ هل يمكنني إخلاؤه والمطالبة بتعويض؟ شكرًا جزيلاً!

Q: Dear sir/madam, Our tenant in Dubai has sublet our studio apartment to bachelors (four females staying in the studio unit). We have also confirmed this with inspection with the government and they have confirmed it is indeed four females living there and they provided us with a report. How long does it take to evict and break the contract early? In addition, can the tenant seek compensation from the landlord?

س: السلام عليكم، أبرمت عقد إيجار موثق في أبوظبي مع مستأجر أصلي في شهر ٢/٢٠٢٢ ومنحته وكالة خاصة في العقار بالإدارة والإشراف والتأجير وقبض الإيجارات وكتابة العقود، كما يحق له توكيل الغير ورفع الشكاوى ضد المستأجرين في المحاكم. شيك الدفعة الثانية عن شهر ٧/٢٠٢٢ ارتد ورجع من البنك لعدم كفاية الرصيد. رفعت عليه شكوى بإخلاء العقار لعدم السداد وخلال أيام سيصدر الحكم بالإخلاء ودفع المستحقات والمصاريف والرسوم. المشكلة أن المستأجر الأصلي تنازل عن المنفعة والاستفادة في شهر ٣/٢٠٢٢ لمستأجر آخر بدون علمي وبدون رضاي حيث قبض المستأجر الأصلي من المستأجر الجديد ثمن تنازله عن المنفعة وسافر ولم يرجع أبدًا منذ شهر ٣/٢٠٢٢ إلى الآن، والذي يدير ويقبض ويؤجِّر للأخرين هو المستأجر الجديد باسم المستأجر الأصلي الذي منح المستأجر الجديد وكالة عامة على ضوء وكالتي. العقود الآن بيني وبين الأصلي وليست بيني وبين الآخر، وتوجد محادثات يقول أنه شخصيًا سوف يدفع لي ويتحمل ذلك ويجب أن أمهله، ومكتوب في الوكالة بند يقول فيه: "يسدد الوكيل على الموكل أي مستحقات أو شيكات باسمه وتحمل توقيعه". هل أستطيع مقاضاة الآخر بناءً على كل ما ذكرت لكم؟

Q: Dear Lawyers, Can the building management company file a police report stating that sub-leasing is an illegal entrepreneurial activity conducted without a license? Are there any grounds for this? Even though sub-leasing does not require a license for a hostel.

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.

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.