Q: Hello, I have filed a dispute in the RDC against a tenant for non-payment of rent. The judgment was in my favor and was approved. The tenant filed an appeal, but it was rejected by the higher court. My question is: now that I have filed for enforcement of the judgment, is there a possibility that the tenant or their lawyer will file another appeal, dispute the eviction, or ask for a stay? Appreciate your advice and guidance!

Q: I have served my tenant a legal notice and won the cases in the first instance and appeal in Dubai's RDC court. I requested enforcement and the tenant has requested reconsideration just 3 days before the eviction date. The judge accepted to give the tenant an additional one more month to vacate, exactly on the eviction day. I am afraid that this is not the end of the process as the tenant is paying very low rent and wants to stay in the property as long as possible by making the process as long as possible. The question is how can I stop him to do so?

Q: Dear Sir/Madam, We won an eviction case and appeal against a tenant. We filed for execution, and the tenant has filed a reconsideration case. The eviction date is 12th Feb, and the hearing date for the reconsideration case is 7th Mar. 1) Can the eviction happen on 12th Feb despite the reconsideration case? 2) Is our final right of eviction of the tenant based on the judgment of the Reconsideration case? If so, can we request an earlier hearing date for it? The tenant fraudulently kept us away from the court proceedings in an offer to deposit case he filed before the eviction case and got a favorable judgment. His basis is that he already has a judgment for an extension of Ejari which precedes the eviction judgment (i.e., an argument of Res Judicata). The court recognizes our reply that the argument doesn't apply as the cause of action of both judgments is different. The tenant has already extended his stay in the property by 8 months this year (post end date of Ejari) and has not paid rent either. We served a 12-month legal vacating notice for sale as per law. How can we evict him at the earliest?

Q: Hello, What is the reconsideration case in RDC (Rental Dispute Center)? Can it be done after filing enforcement of eviction?

Q: Hi, I have a question regarding an enforcement case at RDC. I transferred money from my home country to my local bank to be able to pay for the amount that was due on me in the enforcement RDC case. This amount will arrive tomorrow. In the meantime, yesterday was decided by RDC to start an inquiry about my bank balance and to seize it if there is a balance. My question is: How much time is there between this decision to seize my bank balance and this taking effect? Is it taking a few days? I’m asking as the money I need for the payment of my dues is on the way to my local UAE account. Please advise what is the time between the court decision as above and my bank account effectively being seized. Is this a process of days? Thank you

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.

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. 

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.