I own a house in Dubai and have a tenant on a two-year lease agreement that is valid until August 2023.
An addendum in the agreement states that the tenant must use the services of a pool maintenance company at least once a week. However, the maintenance company told me that the tenant does not use them to clean the pool. Instead, he uses a landscaper who prunes trees and picks up leaves from the pool.
A couple of weeks ago, I found the pool to be in a bad state, with less water and the pumps at risk of overheating, among other issues.
I hired a pool cleaning company that identified a leak, which would cost Dh10,000 to fix. I am aware that I need to bear this cost since I am the owner. However, the repair would have cost a fraction of this if the tenant had alerted me earlier.
I asked the tenant to sign a pool maintenance contract and said that he is in breach of our tenancy agreement. But, he is not responding to my messages.
Can I evict the tenant from my property due to non-compliance with the tenancy agreement? MH, Dubai
In theory, you are correct that the tenant has signed the lease agreement and has to abide by clauses in it.
However, technically speaking, what happens during the period of the tenancy does not matter, as long as the property is returned to you at the end of the contract in the same condition as it was at the start.
The tenant is obviously in breach of one of the clauses in the contract. However, as long as the pool is in working order and maintained at the time of the tenant’s departure, there is little you can do.
I would suggest you meet face-to-face with your tenant to explain your point of view and that you expect him to adhere to the terms and conditions of the contract that were agreed while signing the lease.
Alternatively, you can file a case with the Rental Dispute Settlement Committee (RDSC).
My lease agreement ends in August 2022. My landlord sent me a one-year eviction notice in September 2021, stating that they wanted to sell the property.
If my landlord sells the property before September 2022, is the new owner also required to send me a one-year eviction notice if they intend to move into the property?
What happens if the property is sold after September 2022 and I am still renting it? Does this mean that my rental contact will be renewed automatically unless my current landlord wishes to occupy the unit, which is not the case?
Will the new landlord be required to send me a one-year eviction notice when the property is handed over to them? ZD, Dubai
I cannot confirm what might happen if your landlord files a case with the RDSC. This is because the law is not set on precedent.
Any judgment is up to the discretion of the presiding judge at the time of the hearing. However, some judges at the RDSC have said the new buyer would also need to send you a separate 12-month eviction notice, assuming they plan to move into the property themselves.
If the property fails to sell by the time stated, then technically your agreement would automatically renew unless otherwise agreed with your landlord.
Mario Volpi is the sales and leasing manager at Engel & Volkers. He has worked in the property sector for more than 35 years in London and Dubai. The opinions expressed do not constitute legal advice and are provided for information only. Please send any questions to mario.volpi@engelvoelkers.com
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Short-term let permits explained
Homeowners and tenants are allowed to list their properties for rental by registering through the Dubai Tourism website to obtain a permit.
Tenants also require a letter of no objection from their landlord before being allowed to list the property.
There is a cost of Dh1,590 before starting the process, with an additional licence fee of Dh300 per bedroom being rented in your home for the duration of the rental, which ranges from three months to a year.
Anyone hoping to list a property for rental must also provide a copy of their title deeds and Ejari, as well as their Emirates ID.
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Rugby World Cup (all times UAE)
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How being social media savvy can improve your well being
Next time when procastinating online remember that you can save thousands on paying for a personal trainer and a gym membership simply by watching YouTube videos and keeping up with the latest health tips and trends.
As social media apps are becoming more and more consumed by health experts and nutritionists who are using it to awareness and encourage patients to engage in physical activity.
Elizabeth Watson, a personal trainer from Stay Fit gym in Abu Dhabi suggests that “individuals can use social media as a means of keeping fit, there are a lot of great exercises you can do and train from experts at home just by watching videos on YouTube”.
Norlyn Torrena, a clinical nutritionist from Burjeel Hospital advises her clients to be more technologically active “most of my clients are so engaged with their phones that I advise them to download applications that offer health related services”.
Torrena said that “most people believe that dieting and keeping fit is boring”.
However, by using social media apps keeping fit means that people are “modern and are kept up to date with the latest heath tips and trends”.
“It can be a guide to a healthy lifestyle and exercise if used in the correct way, so I really encourage my clients to download health applications” said Mrs Torrena.
People can also connect with each other and exchange “tips and notes, it’s extremely healthy and fun”.
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- Olympic-size swimming pool with a split bulkhead for multi-use configurations, including water polo and 50m/25m training lanes
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- 600-seat auditorium
- Spaces for historical and cultural exploration
- An elevated football field that doubles as a helipad
- Specialist robotics and science laboratories
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