I am a landlord in Dubai, with a tenant living in my apartment for the past three years.
I requested for a change in the number of cheques and an increase in rent this year because the Real Estate Regulatory Agency (Rera) index has not been updated for that area in the past three years.
Rents have increased by more than by 30 per cent in this community.
However, the tenant is neither ready to move out nor agreeing to pay the rent by one cheque, as requested.
Can you advise me on what can I do? SR, Dubai
For any changes to a rental contract, a landlord or tenant has to communicate this to the other party, giving 90 days’ notice.
When it comes to rent increases, the Rera calculator states what increases are allowed. This is the only figure that can be used for the rent increase.
As long as the above has been adhered to, you have every right to request the one cheque payment from your tenant.
If the tenant still does not agree with the single cheque payment, you will have no alternative but to file a case against him/her at the Rental Dispute Settlement Committee (RDSC).
However, a judge from the RDSC will decide if the changes you are seeking are reasonable.
So, for example, if the tenant was paying the rent in four or six cheques, to then be asked to pay in one cheque during renewal may not seem reasonable by the judge.
As long as what you are asking is reasonable, it should be OK.
I lived in Dubai from 2007 to 2017 and then moved to the UK. I leased my property in Dubai and have been renting a home in the UK for the past five years.
Last year, I planned to sell my Dubai property and instead buy a house in the UK with the help of a mortgage.
I served my Dubai tenant 12 months’ notice to vacate last September and he moved out of the property.
However, mortgage rates have now risen to a 14-year high in the UK. I am hesitant to take out a mortgage at such a high rate.
Can I re-let my property in Dubai? In one of your previous columns for The National, I read that the previous tenant can claim compensation if the landlord re-lets the property without offering the right of refusal.
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However, I haven’t able to find this clause in the rental laws of 27/2007 and 33/2008. Where can I read about this right to compensation by the previous tenant in case of non-sale of the property? SMS, UK
So far, you have done everything by the book and gained vacant possession of your property for legitimate reasons.
However, it is true that if you evict a tenant, you cannot re-let the property again for a period of two years for the purpose of earning a higher rent.
That said, there are certain procedures that need to be followed that will ensure you do not fall foul of the law.
The first thing to do is to contact your tenant to explain what happened and why you have been forced to change your mind about selling.
Offer the property back to the old tenant to ensure they are offered the right of refusal before you re-let the unit.
A tenant who has already moved out will unlikely want to go through the hassle of moving back in again.
But, you could be in trouble if you re-let the property without offering it back to the outgoing tenant.
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Dubai communities with the least rent increases this year — in pictures
Ensure that you get a no-objection letter from the tenant in writing. This way, you will be free to re-let the property again, given your change of circumstances.
With reference to compensation for the tenant, this is often about one year’s rent.
However, compensation is only necessary if the tenant was evicted for a false reason of either you moving in or to sell, and you did neither and with no right of refusal offered to them.
In your case, you need to offer the property back to the original tenant and at a rental rate that is not at a vacant price level.
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
RESULT
Valencia 3
Kevin Gameiro 21', 51'
Ferran Torres 67'
Atlanta 4
Josip Llicic 3' (P), 43' (P), 71', 82'
The specs
Engine: 3.8-litre V6
Power: 295hp at 6,000rpm
Torque: 355Nm at 5,200rpm
Transmission: 8-speed auto
Fuel consumption: 10.7L/100km
Price: Dh179,999-plus
On sale: now
UAE currency: the story behind the money in your pockets
How to apply for a drone permit
- Individuals must register on UAE Drone app or website using their UAE Pass
- Add all their personal details, including name, nationality, passport number, Emiratis ID, email and phone number
- Upload the training certificate from a centre accredited by the GCAA
- Submit their request
What are the regulations?
- Fly it within visual line of sight
- Never over populated areas
- Ensure maximum flying height of 400 feet (122 metres) above ground level is not crossed
- Users must avoid flying over restricted areas listed on the UAE Drone app
- Only fly the drone during the day, and never at night
- Should have a live feed of the drone flight
- Drones must weigh 5 kg or less
UAE and Russia in numbers
UAE-Russia ties stretch back 48 years
Trade between the UAE and Russia reached Dh12.5 bn in 2018
More than 3,000 Russian companies are registered in the UAE
Around 40,000 Russians live in the UAE
The number of Russian tourists travelling to the UAE will increase to 12 percent to reach 1.6 million in 2023
Lexus LX700h specs
Engine: 3.4-litre twin-turbo V6 plus supplementary electric motor
Power: 464hp at 5,200rpm
Torque: 790Nm from 2,000-3,600rpm
Transmission: 10-speed auto
Fuel consumption: 11.7L/100km
On sale: Now
Price: From Dh590,000
Elvis
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The Sky Is Pink
Director: Shonali Bose
Cast: Priyanka Chopra Jonas, Farhan Akhtar, Zaira Wasim, Rohit Saraf
Three stars
The Pope's itinerary
Sunday, February 3, 2019 - Rome to Abu Dhabi
1pm: departure by plane from Rome / Fiumicino to Abu Dhabi
10pm: arrival at Abu Dhabi Presidential Airport
Monday, February 4
12pm: welcome ceremony at the main entrance of the Presidential Palace
12.20pm: visit Abu Dhabi Crown Prince at Presidential Palace
5pm: private meeting with Muslim Council of Elders at Sheikh Zayed Grand Mosque
6.10pm: Inter-religious in the Founder's Memorial
Tuesday, February 5 - Abu Dhabi to Rome
9.15am: private visit to undisclosed cathedral
10.30am: public mass at Zayed Sports City – with a homily by Pope Francis
12.40pm: farewell at Abu Dhabi Presidential Airport
1pm: departure by plane to Rome
5pm: arrival at the Rome / Ciampino International Airport
Results
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Types of fraud
Phishing: Fraudsters send an unsolicited email that appears to be from a financial institution or online retailer. The hoax email requests that you provide sensitive information, often by clicking on to a link leading to a fake website.
Smishing: The SMS equivalent of phishing. Fraudsters falsify the telephone number through “text spoofing,” so that it appears to be a genuine text from the bank.
Vishing: The telephone equivalent of phishing and smishing. Fraudsters may pose as bank staff, police or government officials. They may persuade the consumer to transfer money or divulge personal information.
SIM swap: Fraudsters duplicate the SIM of your mobile number without your knowledge or authorisation, allowing them to conduct financial transactions with your bank.
Identity theft: Someone illegally obtains your confidential information, through various ways, such as theft of your wallet, bank and utility bill statements, computer intrusion and social networks.
Prize scams: Fraudsters claiming to be authorised representatives from well-known organisations (such as Etisalat, du, Dubai Shopping Festival, Expo2020, Lulu Hypermarket etc) contact victims to tell them they have won a cash prize and request them to share confidential banking details to transfer the prize money.
* Nada El Sawy
The specs: 2018 Volkswagen Teramont
Price, base / as tested Dh137,000 / Dh189,950
Engine 3.6-litre V6
Gearbox Eight-speed automatic
Power 280hp @ 6,200rpm
Torque 360Nm @ 2,750rpm
Fuel economy, combined 11.7L / 100km
