Questions & Answers
Questions & Answers
6 available 6 • View allThe tenant is not paying. How to evict him?



3
Q: Dear sir/madam,
My tenant is not paying his rent. How long does it take to remove him through court?
I heard that Dubai law is protecting tenants in these matters. What are the chances the court rules in his favor?
Since I don't live in Dubai, I have my agent with POA who gets the rental check under his name, will it be a problem in court?




Aug 4, 2022
1378
Landlord's right to request eviction if the tenant defaults on rent

4
Q: I'm a foreigner landlord and my tenant is paying rent. His cheque has bounced and he's not in Dubai, but his friend is living in the apartment.


Mar 5, 2018
1382
Eviction of a tenant for overstay beyond contract end


2
Q: Eviction of a tenant for overstay beyond contract end and nonpayment of previous rent
The property is in Dubai. My tenant has not been paying for over 3 months, now the tenancy contract is finished since 9.07.21 and though I offered him the chance to renew upon settling the old debt and giving the cheques for the new contract, he is avoiding me, not replying, and still staying in the apartment.
What is the fastest and least costly way to evict him?
In case of public notary notice, where is the least costly?
What are the timeframes for eviction?



Jul 12, 2021
1415
How to get the unpaid rent from the tenant and save time if he plans to file an appeal?




1
Q: Hi,
I am looking for the following but due to financial constraints, we are low on budget as we have to pay EMI and Mollak for a flat where the tenant is not paying.
1- File the first instance case, in this, I need someone who knows Arabic and can be there with my relative who is the owner of the flat during the first hearing.
2- The opposing party will file an appeal so we have to get the period of appeal reduced by the judge and make it mandatory for the tenant to pay 50% of the rental amount till the time of appeal for filing an appeal.
This is for the eviction of a non-paying tenant.





Nov 18, 2024
123
The tenant refuses to give rental cheques to the agent or pay the renewal fee as per the contract. What to do?




0
Q: The tenant refuses to give rental cheques to the agent or pay the renewal fee specified in the contract. He is forcing the landlord to directly renew the agreement without any agent in between, and the landlord is uncomfortable dealing with him directly.
The tenant submitted a renewal contract in RDC with an offer and deposit case with modified terms and conditions, and removed the addendum, which is an integral part of the existing contract.
Parallelly, he submitted an Ejari request to the landlord for approval. The landlord rejected his offer and deposit request at the RDC portal due to non-compliance with the existing contract.
Accordingly, his Ejari request was also rejected. Since then, the tenant has not approached the landlord for renewal. The landlord is willing to renew the contract without any change in the existing contract and addendum.
How can the landlord secure the renewal cheques and conclude the contract?
Can he ask the tenant to vacate the apartment?
Please advise





+2
Mar 25, 2025
96
What can I do if my tenant is not providing rent cheques nor responding to renew the tenancy contract?




0
Q: Hi,
I am a landlord and need advice on the following scenario.
- The contract with my tenant expired in Sep 2024. Upon requesting the renewal, the tenant mentioned that she is out of the country and will sign the renewal contract and provide the rent checks. In the meantime, she paid the first quarter of rent through a bank transfer.
- After 3 months, when the next quarter's payment was due, she deposited the next quarter's rent into my bank but did not sign the contract renewal despite my follow-up with her multiple times. At this time, she had returned to Dubai.
- Now the next quarter payment is due, however, the tenant is not responding to WhatsApp or answering calls. She is NOT paying rent or renewing the contract.
What action can I take since she is not answering my calls or messages?
She does not have a valid contract or Ejari, and her rent is delayed by 1 month. All WhatsApp messages are delivered, but she chooses not to respond.





+2
Apr 18, 2025
54
Legal blog
2 available 2 • 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
21454
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
4001
Laws & Regulations
3 available 3 • 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
24368
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
25093
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
7325

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Please advise me on where I can find an affordable family lawyer. I'm only earning less than 5k AED monthly.
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Do I have to pay a penalty if terminated after completing my contract period? 0
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The company has given me a warning letter saying my work performance is low, and if I continue like this, they will terminate me. They didn't mention any charges, but they mentioned in the letter a top penalty procedure.
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Can I go on vacation after resigning if my visa is not yet canceled? 0
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Can a company terminate an employee for refusing to do work not in the contract? 0
Hello,
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Do I have to pay a penalty if terminated after completing my contract period? 0
Sir,
As per my contract period, they mentioned that if I leave the company before 1 year, I have to pay 5000 dirhams. But I have already completed more than 1 year and 3 months.
The company has given me a warning letter saying my work performance is low, and if I continue like this, they will terminate me. They didn't mention any charges, but they mentioned in the letter a top penalty procedure.
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Can I take my company to court for not paying my basic salary after my visa cancellation? 0
Hello,
It's coming to one month after cancellation.
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Can I go on vacation after resigning if my visa is not yet canceled? 0
Hello,
Can I go on vacation even though I have already resigned from my employer and my visa is not yet canceled?
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Sir,
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Can a company terminate an employee for refusing to do work not in the contract? 0
Hello,
Is it allowed for a company to terminate an employee because the employee refused to do work not stated in the contract?
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My husband sold the house we bought jointlyand took a cheque plus 1-year instalments from me. What can I do? 0
Hi,
I am a non-Muslim indian expatriate, residing in Dubai since 2015. The first 5 years, I was on a working visa, and after the delivery of my first baby, I left my job and became dependent on my husband.
In 2018, we bought a house together where I invested AED 2 hundred thousand from my income (I have proof in the form of a cheque). I also paid AED 3300 monthly installment for 1 year, for a personal loan taken out for the house.
But in spite of my resistance, my husband tactfully put the house in his name, so the title deed was in his name. In 2024, when my kids and I were in India for vacation, he cancelled our visas and residency. He also filed for a divorce in India.
The divorce is not yet finalised, and we are still married. Since August 2024, he hasn't let me access my house in Dubai, so I filed a case, which eventually went in my favor in January 2025.
Since I used to travel on a visit visa, I left for India and returned in March, to find out that my husband had already sold the house. The new owner is residing there.
What can I do now?
Help!
May 1, 2025
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My previous organization has not yet released EOSB because I contacted a client. Is this legal? 0
I recently joined a new organization in the Hamriyah Free Zone, and my previous organization has not released my end-of-service benefits.
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In my DMCC contract, there is no Non-Compete clause, but the offer letter has one, and now they are not releasing the end-of-service.
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Apr 30, 2025
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Can the employer force the housmaid to work for unlimited hours without rest? 0
Hi
I'm a nanny, and at the same time, I work as a housemaid (khadama) here in the house. I work, but as I know, the nannies and housemaids have different rights, and my employer doesn't give me rest.
My work starts at 7:30 am and then finishes at 10 pm or less. It depends on whether the baby is asleep or what time they will take on me if not yet asleep. Is this right?
Also, at the time of eating, I'm still working because the baby is with me, so I just let her sit in her chair. That's how I eat.
Please answer me. I want to know my rights.
Because if I can leave during the 6-month probation, I want to take it if the employer is this kind. I don't know.
They are also expats, but they don't follow the rules of the UAE regarding a housemaid.
May 1, 2025
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How can I change my visa status if my ID is about to expire and the company is blocked? 0
Hello,
My ID will expire on 14th May. The company is blocked.
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Can I renew my trade license and visa if I have multiple cheque execution cases filed against me? 0
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I have multiple cheque execution cases filed against me due to financial strains last year.
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What is the Stop/Suspend EXT transaction in the Labour Court? 0
Hello,
What is the Stop/Suspend EXT transaction in the Labour Court?
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How can I clear an absconding case and claim my settlement after jail time? 0
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How to file a case against my former company for unpaid salary I was not on their visa? 0
Dear Legal Advice Middle East,
I hope you are well.
I am seeking legal advice regarding an unpaid salary issue with my former employer, [-----]2 LLC. I was employed with them from December 4, 2024, to January 7, 2025, on a monthly salary of 5,000 AED.
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Can I be convicted of driving under the influence even if the alcohol test came back negative? 0
Hello,
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Can we legally claim unpaid dues for food supplies based on emails and invoices? 0
Hello,
We have an agreement with a company to supply food for their buffet on a daily basis, with invoices to be issued monthly and payment to be made every three months.
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How can I modify the custody agreement and enforce my parental rights? 0
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How can I claim my gratuity for almost 7 and a half years in the government sector? 0
Hello,
How can I claim my gratuity for almost 7 and a half years in the government sector?
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Can I submit my outpass and travel tickets in advance to speed up deportation? 0
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In one of your comments/answers to a query, you mentioned that if the individual does not have a valid passport, the process may take longer to obtain a travel document from their embassy.
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Can I be convicted of driving under the influence even if the alcohol test came back negative? 0
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Can we legally claim unpaid dues for food supplies based on emails and invoices? 0
Hello,
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How to get information about a friend taken by the Narcotics Department in Dubai? 0
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My friend has been taken by the Narcotics Department for the consumption and possession of some substance in Dubai.
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I secured a mortgage from the bank and the broker kept delaying until the MOU expired. What to do? 0
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Can I file for mutual divorce from Dubai as an Indian resident and my husband works in Saudi? 0
Needed to know if I am eligible to file for mutual divorce as an Indian expat living in Dubai and holding an Indian passport and also have Canadian PR.
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Mar 21, 2025
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How can I cancel my visa and POA for financial matters if I have a travel ban for company bounced cheque? 0
I am seeking urgent guidance regarding my current visa status in the UAE. I was previously employed by a company that has now shut down, but my visa is still under that company.
During my tenure, I held Power of Attorney (POA) for all financial matters. However, after a cheque issued by the company bounced, the owner revoked my POA without my knowledge.
The company officially closed last year, and the owner (a lady) has been missing since the case emerged.
No one from the company is responding, and I am currently stuck in Dubai due to a travel ban imposed on me related to this case.
I need clarification on the following points:
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Will I be able to obtain a new visa under another company despite the travel ban?
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What are my options after my rental renewal offer and deposit was rejected by the owner? 1
Hello,
I submitted an offer and deposit through the trustee office, but the owner rejected it. What is the next step?
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I purchased a rented apartment in Abu Dhabi. Can I evict the tenant immediately if there is no Tawtheeq contact? 0
I recently purchased a rented apartment in Abu Dhabi and agreed to honor the existing lease. After the transfer, I discovered that the lease is not a Tawtheeq contract, meaning it is not officially registered.
Since I am not receiving rent (as it was a non-refundable arrangement with the seller), I prefer not to issue a new Tawtheeq. I also want to avoid a formal notice to vacate to prevent disputes, as I plan to move in.
However, I have already informed the tenant that I will not be renewing the lease. I need legal advice on the implications of proceeding without a Tawtheeq contract.
What are my risks, especially if the tenant refuses to move out?
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What to do if you get terminated and denied gratuity for a minor mistake? 0
My brother has been working for a company for 11 years. In the last 3 weeks, he had an incident/accident and scratched a plane since he only had 1 person to assist him as the company was not hiring enough people.
Senior staff like him are working more to train inexperienced new hires which adds to their workload working almost 12 hours/day including travel to DWC.
The pilot said it was aesthetic and could be painted over but a police investigation ensued. Last week 3 managers and HR talked him down as the investigation concluded.
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How can a person under a deportation grant a POA to a trusted person for managing his assets? 1
A person currently under a deportation order wishes to appoint a trusted person with Power of Attorney (POA) to manage their financial and legal matters, including access to their bank account and other obligations.
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Can it be done while they are still in custody, and what steps should they follow to ensure?
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Will the court unfreeze my account automatically after alimony payment? 1
Dear Sir/Madam,
The Dubai Court has frozen my bank account because I was late on an alimony payment. The money was automatically deducted from my salary this month.
Will the court automatically unfreeze the account once this is done, or will I need to petition the court to issue an order to unfreeze it?
Jan 7, 2025
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What is the process of renewing the visa while a criminal case is still ongoing? 0
What is the process of renewing the visa while a criminal case is still ongoing?
I got first instance court judgment in my favor and was declared innocent, however, the prosecution filed the appeal.
My residence visa is due for renewal next week. Can I process my renewal or it is blocked till the time this case is over?
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Can a debt agency access AECB reports without consent for a 15-year-old closed case? 0
Dear Respected Lawyers,
Subject: Request for Legal Advice Regarding Unlawful Practices by a Debt Collection Agency
I would greatly appreciate your advice and guidance regarding a troubling issue my colleague is facing with a collection agency.
The company has been contacting the employer, urging them to ask my colleague to get in touch with them regarding a supposed liability.
This claim is related to a 15-year-old closed dispute with a bank credit card, and the issue seems to stem from outdated and inaccurate information on the AECB report.
Our main concerns are as follows:
Unauthorized Access: The company is accessing her AECB report without her consent. She has never given permission for them to retrieve or view her personal financial information.
How is it possible for a third-party agency to openly access and track AECB reports, especially for a dispute that was resolved 15 years ago?
Apr 8, 2025
119
I was evicted from my apartment to be sold but it was gifted and rented at a higher price. What can I do? 0
I was evicted from my apartment after living there for five years. My landlord informed me a year in advance that the lease would not be renewed because he intended to sell the property.
Prior to this, he attempted to impose a rent increase that was not compliant with RERA regulations, which I refused to accept. He then served me with an official Dubai Court eviction notice, citing the need to take back the property for sale.
Five months after I moved out, I discovered the property was rented out at a much higher price. Upon further investigation, I found that the ownership was transferred as a "Gift" rather than a sale.
This makes it seem like the eviction was only to raise the rent rather than a genuine need to sell.
Do I have a valid case for wrongful eviction against my landlord?
Also, under Dubai law, does transferring ownership as a "Gift" hold the same legal grounds as selling in justifying eviction?
Dec 18, 2024
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Can I file a case for cyberbullying or defamation after my ex-wife's abusive messages? 1
Hello,
My ex-wife has abused me in chat and called me the following: illiterate, beggar, and said that I don’t have [------].
She called me a bad parent and a bad son.
Can I file a cyberbullying, defamation, or abuse case against her? What are my options?
Jan 3, 2025
141
I invested money in a business but my partner is removing me out from partnership. Can I pursue legal action? 0
Hi
I'm an Irish citizen and a resident of the United Kingdom. I got investment fraud in Dubai. I invested money into a business with a Pakistani national guy in March 2024 via bank transfer into his business account.
Now he's giving back the money which I invested in business after 9 months. He's preparing a letter from a local lawyer to kick me out of the business. I do not have any other option than to take out at least my money.
But it's unfair to me that he used my money in business and took all the advantage.
Some people say to me that if you claim money or take legal action against him, it will take too much time and I need to travel to Dubai to appear in court because it is a civil matter. But I'm not a resident.
How can I follow the civil case there?
That's why my partner knows that I can not do anything and this case keeps running long time and in the end nothing happens. But I'm thinking that I will submit a complaint through my embassy and I also have a solicitor in the United Kingdom.
Dec 24, 2024
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Seeking justice and compensation for wife's loss due to medical negligence during childbirth 1
Dear Lawyers,
My relative lost his wife during childbirth due to clear medical negligence, as stated in the report from the DHA medical committee.
He had to relocate to India due to the situation and is currently working there.
Please guide us on the steps to take for justice and compensation.
Dec 19, 2024
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Can a DTC holiday home permit be used as proof that my landlord re-rented the property after evicting me? 1
Hello,
My landlord vacated the property with 12 months' notice, stating he would live there himself.
However, he started renting the property through the holiday homes system.
Is a permit issued by the DTC for a holiday home valid proof to prove that he is renting and to claim compensation?
Mar 18, 2025
73
I have video recording of my husband beating me. Can I show this in the child custody hearing? 0
I have a video recording of my husband beating me in our garden.
Can I show this in the child custody hearing?
It was filmed with my phone camera
Mar 19, 2025
81
We won the case with the RDC to evict the tenant. What happens after waiting the cooling period? 0
We won the case with the RDC that the tenant has to evict the property. We are told there is a cooling period before they say the date he has to leave.
How long is the cooling period he can appeal and then what happens next if he appeals and if he doesn't?
He was served the one-year notice and then refused to leave, hence the case we raised with RDC and won.
Thank you
Mar 19, 2025
67
Can a free zone visa holder work remotely across the UAE while visiting the company weekly? 1
Hello,
Is it legally permissible for an employee holding a Fujairah free zone visa with a job role in sales and marketing to primarily work remotely from various locations, including Dubai, while visiting the Fujairah-based company once a week?
The employee would meet clients and conduct business activities on the UAE mainland.
Does this arrangement comply with UAE labor laws?
Mar 19, 2025
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What are the working hour regulations for nursing mothers in the UAE during Ramadan? 1
Hello lawyers,
Could you please clarify the regulations regarding working hours for nursing/breastfeeding mothers in the UAE during Ramadan?
How many hours are they entitled to?
Mar 20, 2025
128

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Can I renew my trade license and visa if I have multiple cheque execution cases filed against me? 0
Hello,
I have multiple cheque execution cases filed against me due to financial strains last year.
My trade license and visa will expire next month, along with my Emirates ID.
Is it possible for me to renew my license and visa along with EID prior to settling the execution cases?
The trade license and visa were issued by the free zone authority.
I look forward to your response.
Thanks.
May 1, 2025
60
What can I do if my tenant is not providing rent cheques nor responding to renew the tenancy contract? 0
Hi,
I am a landlord and need advice on the following scenario.
- The contract with my tenant expired in Sep 2024. Upon requesting the renewal, the tenant mentioned that she is out of the country and will sign the renewal contract and provide the rent checks. In the meantime, she paid the first quarter of rent through a bank transfer.
- After 3 months, when the next quarter's payment was due, she deposited the next quarter's rent into my bank but did not sign the contract renewal despite my follow-up with her multiple times. At this time, she had returned to Dubai.
- Now the next quarter payment is due, however, the tenant is not responding to WhatsApp or answering calls. She is NOT paying rent or renewing the contract.
What action can I take since she is not answering my calls or messages?
She does not have a valid contract or Ejari, and her rent is delayed by 1 month. All WhatsApp messages are delivered, but she chooses not to respond.
Apr 18, 2025
54
How can I register a complaint against my employer for holding my passport after visa cancellation? 0
My new employer is not changing my visa status and refuses to provide cancellation papers, especially when I don’t recall signing any cancellation documents and haven’t received my gratuity yet.
How can I register a complaint against my employer for holding my passport after visa cancellation?
I had completed my one-month notice period and followed all procedures properly when I resigned. I'm currently working in a free zone company.
Apr 18, 2025
53
How many days do I need to wait for company cancellation following resignation and notice? 0
Hello,
How many days do I need to wait for company cancellation following resignation and one-month notice?
Apr 29, 2025
49
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
56

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Can I sue my landlord if he cuts off DEWA and forces me to leave before my non-Ejari contract ends? 2
Dear Lawyers,
I rented a studio on a monthly basis, and my rent included all utilities and bills, with a contract that isn’t Ejari.
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Does a tenancy contract supersede the laws of the Real Estate Regulatory Agency (RERA)? 3
Dear Lawyers,
Dubai Tenancy Question
Addendum:
1. In case of not renewing the contract, the tenant shall inform the landlord 3 months prior. If the tenant fails to do so, they shall bear a penalty of 2 months' rent for not notifying the landlord.
2. Failure to execute the renewal (at the sole discretion of the landlord) shall result in the automatic termination of this agreement.
3. The landlord unequivocally objects to the tenant's continued occupation of the premises after the expiry of this agreement. An overstay fee shall apply from the day following the expiry of the term. The tenant’s continued occupation shall not result in the automatic renewal of this agreement.
Questions:
A. Does this addendum supersede the laws of the Real Estate Regulatory Agency (RERA)?
B. Does the contract automatically renew, or is it considered terminated as per the conditions of the addendum?
C. How much should be paid to the landlord if the tenant vacates a week after the expiry of the contract?
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Can a husband renew only his 6-year-old child's visa and refuse to renew his wife's visa? 1
Dear Lawyers,
Can a husband renew only his 6-year-old child's visa and refuse to renew his wife's visa?
What happens in that case?
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Who receives the security deposit during the property sale, the tenant or the new owner? 2
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During the sale of the property, to whom is the security deposit returned? The tenant or the new owner?
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