Q: I have a property in Dubai which I rented out to a holiday home company to operate on short/long term rentals. I have been provided quarterly cheques for 1 year and executed PoA in their favour to manage the property. The cheque bounced, and despite my repeated requests, they're not clearing the dues or replying to communications. They have also not executed Ejari nor providing me documents to do so. The utility connections are being operated in my name with outstanding dues there also. Subsequently, I served a legal notice to pay the outstanding and vacate and for the cancellation of the PoA via Notary Public on 5th Dec, but they refused to take delivery of the notices and the Aramex courier was returned to me. I also sent a copy of legal notices by email. In parallel, I filed a cheque bounce case with Dubai Police and awaiting action from them. Now, I am not sure what are my further legal options. How will I be ensured that the property is vacated and payment of rent and utilities will be made?

Q: Dear Sir/Madam, I purchased a property in December 2022 and served the eviction notice on January 9, 2023. The current tenancy agreement is set to expire on June 30, 2023. I want to modify the payment terms for the new contract, effective from July 1, 2023, to January 8, 2024 (the end of the eviction notice), changing from 12 checks to 1 for the six-month period. Additionally, I intend to increase the rent by 20% as I believe the existing tenant is paying 60% less than the current market rate. The tenant refuses to accept these changes and wishes to renew the lease with no alterations. Where do I stand in this situation? RERA provides varying information each time I seek clarity.

Q: Dear Sir/Madam, My tenancy contract is due for renewal on 30 November 2023. On 4 November 2023, my landlord inquired if we would agree to an increase in rent. We declined as it is our first year contract and he was exceeding the RERA index. He has now agreed to maintain the current rent. My question is that the terms of the tenancy contract specify three cheques, but he is now requesting only one cheque. Where do we stand as I cannot issue a single cheque for the full amount? We do not want the terms of the contract to be altered, and he has again failed to inform us in writing, only sending a WhatsApp message stating "Provide me with a cheque, and I will create a new contract." Please advise me! Thank you!

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 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.

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 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.

The provisions of this Decree by Law amend the Federal Law No. (18) of 1993 by replacing Clause (4) of Article (379) as well as Articles (600), (617), (641), (642), (643), (644), and adding new articles numbered (635) Bis, (641) Bis (1), (641) Bis (2), (641) Bis (3), (641) Bis (4), (643) Bis (1), (643) Bis (2), (644) Bis (1) and (644) Bis (2). The Decree-Law also repeals Articles (401), (402) and (403) of the Federal Law No. (3) of 1987.