Questions & Answers
Questions & Answers
3 available 3 • View allAction against tenant for failing to pay the rent and utility bills

1
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?


Dec 15, 2018
2625
A tenant refuses rent increase and payment term changes: What to do?
2
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.

Mar 8, 2023
412
A landlord wants to change payment terms while the tenant refuses. What to do?




5
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!





Nov 8, 2023
991
Legal blog
3 available 3 • View allProcedures of the Rental Dispute Settlement Center in Dubai 21
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.
Oct 20, 2018
21418
My 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
14924
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
3983
Laws & Regulations
4 available 4 • 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
24341
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
25049
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
7313
Federal Decree Law No. (14) of 2020 Amending Certain Provisions of the Federal Law No. (18) of 1993 Concerning the Commercial Transactions Law 4
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.
Sep 27, 2020
3549

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How can we claim our money back if the cheque we received have bounced for insufficient funds? 0
We received a cheque which has now bounced. We have tried for over a month and a half now to get a new cheque from the person, and every day he says the next day.
We need the money now. We have been to the police station, and they said they can not do anything as the reason the cheque bounced is "Insufficient funds."
We have been to Al Barsha - Dubai Courts, and they said there is nothing they can do about it.
We are not sure what we can do. We need the money asap to pay our kids' school fees, let alone all the interest we have lost.
Apr 28, 2025
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After 11 months of work, how many leave days is an employee entitled to? 0
Hello,
I want to inquire regarding my leave privileges. I am now 11 months in my company. How many leaves am I privileged to?
Based on Decree-Law No. 33 of 2021 regulating labour relations and its executive regulations, you are entitled to a paid weekly rest for not less than one day, as specified in the work contract or the work regulation.
The Council of Ministers may increase the weekly rest day stipulated in this article. The Decree-Law and its executive regulations also stipulate that you are entitled to an annual leave with full pay as follows:
- Thirty days for each year of your extended service.
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Now my question is: do I have 22 days I can use? Can someone explain to me in detail?
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What can I do if I got a judgment in absentia for selling medicine without a license? 0
I got an order of 6 months imprisonment and deportation for a judgment in absentia by the Sharjah court for selling medicine without a license. I was not involved in the case directly; my friend used my car, and he had my bank card.
They made a confession that they were working for me and made a false claim that they had transferred money to me. As I am outside the country, I came to the UAE to solve my case.
I got detained at the airport, and the CID asked me some questions. I mentioned they didn’t transfer me a single Dihram, so he let me go, as the case was already open for appeal.
In the first instance court, they gave me the same verdict, then I appealed and attached documents like bank statements and my company details, which were not mentioned before.
They gave a date for the judgment, but it was not issued, and they gave the next date. I have been suffering a lot for the last 3 months here in the UAE and for 6 months back home.
So my question is that what will happen next?
Will the case be open for retrial, and will the CID be convinced by my logic?
Can they drop charges, or now the court decide only?
Apr 25, 2025
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Can I keep my daughter's physical Emirates ID if the custodian already has the digital copy? 0
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Can I keep my daughter's physical Emirates ID with me? I already provided the digital copy to the custodian, my ex-wife.
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What legal action can a company take to recover an amount from a non-paying customer? 0
Hello,
We are a building materials trading company based in the UAE. We supplied materials worth AED 50,000 to a customer around 8 months ago, but despite repeated follow-ups and reminders, no payment has been made to date.
We would appreciate guidance on the following:
1. What legal action can we take to recover the amount?
2. What documents should we have ready (e.g., delivery notes, invoice, emails)?
3. How long does the legal process typically take in the UAE for such cases?
4. Is there a recommended timeline or deadline after which legal steps should be initiated?
Thank you in advance for your advice!
Apr 25, 2025
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