Q: Good day, I am an owner of a property in Dubai. I have rented my apartment to a vacation homes' company which in turn are sub-leasing it to their clients. The original agreed payment method was monthly for the first 3 months and afterward, 3 post-dated cheques, one of the cheques become due on 3rd November. When I tried to cash it, it was returned. I have then communicated with the tenant (company owner) who asked me to allow him to pay again monthly for 3 more months. The first installment to be due on 14 Nov by wire transfer, he did not pay on time and I had to call him many times and chase him until he finally agreed to provide 3 cheques for Nov, Dec, Jan. When I tried to cash the first cheque, it again got returned due to insufficient funds. My question is, how can I proceed further to evict them from my apartment? I have sent them an email notification that they are in breach of contract. I must mention that I am not a UAE resident at the moment and live outside the UAE. Appreciate any advice!

Q: I signed the tenancy renewal contract with vacation homes company and now that company cheques are getting bounced. This company doesn’t have a proper address and they subleased my apartment to a Russian family for 07 months. Can you please advise if I need to send a legal notice which address shall I send the notice to the partner of the company address or shall I ask Tableegh or Aramex to drop and paste the letter on my lease property? Please advise what is the legal procedure to send the legal notice. Shall I ask Aramex or Tableegh to send the legal notice via email but this Dubai court will accept? Also, can you advise if subleasing is allowed by vacation homes?

Q: Dear Consultant, Good morning! I have a rented property in Dubai. In March 2024, when I went to visit my flat, I found a subtenant inside. He informed me that he rented from "my tenant" and is paying on a monthly basis. This occurred without my consent, and his cheques return unpaid. I have heard from my friend about many options to vacate my unit and sue the original tenant. I would appreciate your advice on the subject matter as a consultant. Many thanks!

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.

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.