Questions & Answers
What can I do if my tenant is not providing rent cheques nor responding to renew the tenancy contract?
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.
Dear Questioner,
Thank you for your message.
Based on the situation you described, here is what you can do as a landlord under Dubai tenancy law:
Key Legal Points:
The Contract Has Expired in September 2024
– Since there is no signed renewal contract or valid Ejari, the tenancy is currently not legally renewed.
Partial Rent Payments Do Not Equal Contract Renewal
– Although the tenant paid rent via bank transfer, this does not renew the contract unless signed and registered (Ejari). However, it may show that she still occupies the property.
Delayed Rent & Non-Response
– If she is now delaying rent and not communicating, you are entitled to take legal action.
Recommended Actions:
Send a Legal Notice (via Notary or Registered Courier):
– Demand rent payment and instruct the tenant to either sign the contract or vacate the property. – This will serve as official proof if the case proceeds to court.
File a Rental Dispute Case at the RDC (Rental Dispute Center – Dubai):
– You can file for:
Eviction due to non-payment of rent
Recovery of overdue rent
Compensation for delay or damages
Documents Needed:
Previous tenancy contract
Proof of rent payments
WhatsApp messages or communication attempts
Bank receipts of partial payments
Please let me know if you'd like assistance with drafting the legal notice or representing you at the Rental Dispute Center.
Best regards,
Mohammed Salah
Legal Consultant
Hello,
The absence of a signed renewal contract or a valid Ejari does not terminate the tenancy relationship.
As per Article 6 of Dubai Tenancy Law (Law No. 26 of 2007 as amended), if the tenant continues to occupy the property after the contract expires without objection from the landlord, the lease is automatically renewed on the same terms for a similar period or one year, whichever is shorter.
Since the rent is now overdue, you are entitled to serve a 30-day legal notice to the tenant demanding payment of the outstanding rent.
If she fails to pay within that period, you may proceed to file an eviction case before the Dubai Rental Disputes Centre for non-payment.
I can assist you in preparing the notice and filing the case if necessary. If you prefer to have a direct discussion, please let me know, and I will guide you on how we may proceed.
Alternatively, if you require further clarification, you may kindly share your WhatsApp number here so that I can provide more detailed assistance.
In the above situation, the fact that the tenant paid rent for the first two quarters after the contract expired implies a tacit agreement to continue the tenancy.
The tenant is now one month in arrears, which gives you legal grounds to take action. There are several possibilities for you as a landlord.
If she terminates the contract without notification, we can claim three months' rent as a penalty. Or if she continues and makes the default, we can file an immediate eviction and ask her to pay the arrears.
We will let you know the procedures to be undertaken in detail. Kindly share your WhatsApp number to discuss further.
Dear Client,
Thank you for outlining your situation regarding your tenant’s expired contract, overdue rent, and lack of communication.
Based on the details provided, please find below the recommended legal steps you may take under Dubai’s tenancy regulations:
- 1. Issue a Formal Written Notice
It is advisable to immediately issue a formal written notice to your tenant, demanding payment of the overdue rent and requesting that she either sign the renewal contract or vacate the premises. This notice should:
- Clearly state the outstanding amount and the deadline for payment (typically 30 days).
- Be sent via registered mail, courier, or email to ensure proof of delivery.
- Reference your previous attempts to communicate and resolve the matter amicably.
2. Prepare Documentation
Gather and organize the following documents:
- The original (expired) tenancy contract.
- Proof of all rent payments received and outstanding balances.
- Copies of all correspondence with the tenant (WhatsApp, emails, letters).
- A copy of the formal notice served.
3. File a Case with the Dubai Rental Dispute Centre (RDC)
If the tenant does not respond or settle the outstanding rent within the notice period, you are entitled to file a case with the Dubai Rental Dispute Centre (RDC). The RDC will review your case and can issue an order for eviction and recovery of unpaid rent.
4. No Valid Ejari or Renewal
Given that there is no valid Ejari or signed renewal, the tenant is occupying the property without a legal contract. This strengthens your position to seek eviction and claim any outstanding dues.
5. Enforcement of RDC Decision
Should the RDC rule in your favor and the tenant still fails to comply, you may request enforcement of the decision, which can include eviction and recovery of outstanding rent through legal means.
Summary of Recommendations:
- Serve a formal written notice demanding payment and/or possession.
- Maintain thorough documentation of all communications and payments.
- File a complaint with the RDC if the issue remains unresolved after the notice period.
- Seek enforcement of the RDC’s decision if necessary.
Should you require assistance in drafting the formal notice or filing the case with the RDC, please let us know. We are here to support you through each step of the process.
Best regards,
Based on what you shared:
The tenant's contract expired in September 2024.
- She hasn't signed the renewal, hasn't provided post-dated cheques, and there's no valid Ejari.
- She paid two quarters by bank transfer, but the third quarter rent is overdue, and she is now ignoring your messages and calls.
As per UAE tenancy law, this is a clear breach. She is currently occupying the property without a valid contract, which puts you at risk.
To give you the clearest legal advice and guide you on the right steps (including eviction or rent recovery if needed), I recommend we schedule a legal consultation.
This will help us review everything properly and move forward in the most effective way.
Best regards,
khadeeja
Legal Consultant
Dr Alaa Nasr Legal Consultation
Dear questioner
It will be better to file an immediate eviction along with the cheque bounce or rental claims through RDC and put travel ban over her as well as account seizure. This shall be done immediately.
According to UAE law, you can file a complaint with the Rental Dispute Center due to the tenant’s failure to renew the contract and delay in rent payment.
Since there is no valid contract or Ejari in place, you have the right to request eviction and claim the outstanding rent.
Our center specializes in such cases. You can contact us on WhatsApp for further details and legal support.
