Q: Dear Sir/Madam, I have a question about rental renewal and would appreciate your response. The landlord did not give us any notice of rent increase or renewal before the 90-day expiration of the contract. However, I gave the landlord written intent-to-renew notice by email before 60 days of the rental expiration. They explained on the phone that they would like to renovate the villa and therefore will not be renewing the rental contract. Can you please confirm what is the minimum notice period that the landlord needs to provide for eviction if they want to renovate the villa? And can they refuse to renew the contract even though they did not serve the notice 90 days before the expiration of the contract?

Q: Dear Questioner, Abusing tenant trust for fake eviction! We are based in Dubai and have had a good three-year relationship with our landlord, who is in Abu Dhabi. The building had a lot of maintenance issues, and I always kept him informed about the increasing problems. Six months before the contract expiry date, the landlord visited us and said: "I have decided to return to Dubai with my family. Thanks to our relationship since 2020 and the problems you're facing in the building, I assume this is okay for you. I don't want to send a legal notice. Can you please send me an email for eviction?" As we knew the family and trusted them, we accepted their request. However, after moving out, I saw that he was renting the house for a higher rent! Is it worth initiating a legal case, as he lied to us? By chance, in my email to him, I mentioned that "we are leaving as you told us that you're moving into your house," and he responded positively. The emails were through the registered mail addresses. Thanks in advance for your guidance!

Q: I’ve been served a notice on a property in a place where all landlords are evicting tenants due to the rental increase. It’s easy for a landlord to serve notice and then not actually move in (which is the reason he has given). I’ve spent a lot of money on landscaping the garden as it was empty when I moved in. How can I contest the eviction notice? My landlord owns more than one property in Dubai and he lives in India. He keeps saying he is moving in, yet the notice he served also says he is evicting me due to his need to move or sell it.

Q: My eviction notice and tenancy contract will come to an end on 5 May 2024. The reason for eviction is "renovation". The landlord has not submitted any supporting documents to show that the property will be unlivable during the renovation or any approval from Dubai Municipality. I went to the Trustee Center in Al Manara and they said that I can't open a case against the eviction until after the expiry, however, that doesn't seem right. I need advice, please. Thank you

Q: Dear Lawyers, I received an official eviction notice six months ago stating that I need to leave the property in 12 months due to "maintenance" reasons. However, I haven't received any supporting documents, such as a maintenance report. Is it too late to request those documents, or should I still ask for them? I suspect the landlord wants to evict me in order to re-rent the apartment at a higher price, as there doesn’t seem to be much that needs renovation. If no supporting documents are provided, can I still remain in the apartment? Additionally, can I file a complaint six months after receiving the eviction notice? Thank you for your support!

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 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.

In Dubai, property owners often seek to enhance their investments through renovations. However, evicting tenants to facilitate these renovations involves specific legal requirements and considerations. Understanding these regulations is crucial for landlords looking to avoid potential disputes and ensure compliance with Dubai’s rental laws.

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.