Question: I am based overseas and own a property in Dubai, which is currently rented out. The tenancy contract ends on March 31.
Can I ask my tenant to leave on the same day as I need the property for my own use when my family visits Dubai?
If the tenant agrees to leave, do I still have to send him a notarised eviction notice?
What are my options if the tenant refuses to leave and asks for a 12-month eviction notice instead?
During the notice period, can I increase rent in line with the Real Estate Regulatory Agency’s index?
Should I sign a new tenancy agreement to cover the additional nine months’ notice? IH, UK
Answer: If you tell your tenant that you need the property back after the expiration of the tenancy agreement on March 31 and they agree to not renew and vacate upon this date, then there is no need to send the eviction notice as everything has been agreed.
However, even if the tenant has verbally agreed to vacate, the agreement should be via a notarised confirmation. You can organise this yourself and get it signed by the tenant and stamped at the notary public.
The reason behind getting it confirmed in writing and notarised is in case the tenant changes their mind.
When it is in writing like this, generally, it will be more difficult to alter should the tenant’s situation change.
However, if the tenant wishes to renew the tenancy and not vacate by the end of March, then you will be forced to serve them with the statutory 12 months’ eviction notice upon expiration of the agreement for the reason of wishing to use the property yourself.
Therefore, you will renew for one more year before the tenant will have to vacate.
With reference to the rental amount for the renewal contract, as long as you have given at least 90 days’ notice of any changes, you are at liberty to increase the rent, providing the Rera rental calculator allows for this increase.
Remember to put your increased rental proposal in writing (email is fine).
If you serve the 12 months’ notice before the expiration date, for example, in December, you will have to do the renewal contract for nine months rather than 12 months.
Q: I am a landlord in Dubai. While renewing the tenancy contract, can I change the terms of the lease agreement and make tenants responsible for paying service charges and utilities? HI, Dubai
A: As long as at least 90 days’ notice has been given to either party for any changes to an existing contract, then these can take effect, assuming all parties have agreed to the terms of the modifications.
However, remember that any changes should be reasonable.
It is not reasonable for a landlord to request the tenant to pay for service charges if they are part of the maintenance because this is and has always been the owner’s responsibility.
I understand that some landlords are trying to find creative ways of getting more money from tenants when the permissible increase in rent is limited due to the Rera rental calculator restrictions.
But I would be surprised if a tenant would agree to such terms. However, you are not breaking the law by asking them to pay or at least contribute.
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
The specs
Engine: 2.0-litre 4-cylinder turbo hybrid
Transmission: eight-speed automatic
Power: 390bhp
Torque: 400Nm
Price: Dh340,000 ($92,579
Killing of Qassem Suleimani
Killing of Qassem Suleimani
Abu Dhabi World Pro 2019 remaining schedule:
Wednesday April 24: Abu Dhabi World Professional Jiu-Jitsu Championship, 11am-6pm
Thursday April 25: Abu Dhabi World Professional Jiu-Jitsu Championship, 11am-5pm
Friday April 26: Finals, 3-6pm
Saturday April 27: Awards ceremony, 4pm and 8pm
Cricket World Cup League 2
UAE squad
Rahul Chopra (captain), Aayan Afzal Khan, Ali Naseer, Aryansh Sharma, Basil Hameed, Dhruv Parashar, Junaid Siddique, Muhammad Farooq, Muhammad Jawadullah, Muhammad Waseem, Omid Rahman, Rahul Bhatia, Tanish Suri, Vishnu Sukumaran, Vriitya Aravind
Fixtures
Friday, November 1 – Oman v UAE
Sunday, November 3 – UAE v Netherlands
Thursday, November 7 – UAE v Oman
Saturday, November 9 – Netherlands v UAE
UAE currency: the story behind the money in your pockets
The years Ramadan fell in May
The five pillars of Islam
1. Fasting
2. Prayer
3. Hajj
4. Shahada
5. Zakat
Five expert hiking tips
Always check the weather forecast before setting off
Make sure you have plenty of water
Set off early to avoid sudden weather changes in the afternoon
Wear appropriate clothing and footwear
Take your litter home with you
The years Ramadan fell in May
Electric scooters: some rules to remember
- Riders must be 14-years-old or over
- Wear a protective helmet
- Park the electric scooter in designated parking lots (if any)
- Do not leave electric scooter in locations that obstruct traffic or pedestrians
- Solo riders only, no passengers allowed
- Do not drive outside designated lanes
Mohammed bin Zayed Majlis
Killing of Qassem Suleimani
Zayed Sustainability Prize
UAE currency: the story behind the money in your pockets
UAE currency: the story behind the money in your pockets
more from Janine di Giovanni
Zayed Sustainability Prize
More from Neighbourhood Watch:
From Europe to the Middle East, economic success brings wealth - and lifestyle diseases
A rise in obesity figures and the need for more public spending is a familiar trend in the developing world as western lifestyles are adopted.
One in five deaths around the world is now caused by bad diet, with obesity the fastest growing global risk. A high body mass index is also the top cause of metabolic diseases relating to death and disability in Kuwait, Qatar and Oman – and second on the list in Bahrain.
In Britain, heart disease, lung cancer and Alzheimer’s remain among the leading causes of death, and people there are spending more time suffering from health problems.
The UK is expected to spend $421.4 billion on healthcare by 2040, up from $239.3 billion in 2014.
And development assistance for health is talking about the financial aid given to governments to support social, environmental development of developing countries.
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Killing of Qassem Suleimani
The five pillars of Islam
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UAE currency: the story behind the money in your pockets
The five pillars of Islam
Key facilities
- Olympic-size swimming pool with a split bulkhead for multi-use configurations, including water polo and 50m/25m training lanes
- Premier League-standard football pitch
- 400m Olympic running track
- NBA-spec basketball court with auditorium
- 600-seat auditorium
- Spaces for historical and cultural exploration
- An elevated football field that doubles as a helipad
- Specialist robotics and science laboratories
- AR and VR-enabled learning centres
- Disruption Lab and Research Centre for developing entrepreneurial skills
Milestones on the road to union
1970
October 26: Bahrain withdraws from a proposal to create a federation of nine with the seven Trucial States and Qatar.
December: Ahmed Al Suwaidi visits New York to discuss potential UN membership.
1971
March 1: Alex Douglas Hume, Conservative foreign secretary confirms that Britain will leave the Gulf and “strongly supports” the creation of a Union of Arab Emirates.
July 12: Historic meeting at which Sheikh Zayed and Sheikh Rashid make a binding agreement to create what will become the UAE.
July 18: It is announced that the UAE will be formed from six emirates, with a proposed constitution signed. RAK is not yet part of the agreement.
August 6: The fifth anniversary of Sheikh Zayed becoming Ruler of Abu Dhabi, with official celebrations deferred until later in the year.
August 15: Bahrain becomes independent.
September 3: Qatar becomes independent.
November 23-25: Meeting with Sheikh Zayed and Sheikh Rashid and senior British officials to fix December 2 as date of creation of the UAE.
November 29: At 5.30pm Iranian forces seize the Greater and Lesser Tunbs by force.
November 30: Despite a power sharing agreement, Tehran takes full control of Abu Musa.
November 31: UK officials visit all six participating Emirates to formally end the Trucial States treaties
December 2: 11am, Dubai. New Supreme Council formally elects Sheikh Zayed as President. Treaty of Friendship signed with the UK. 11.30am. Flag raising ceremony at Union House and Al Manhal Palace in Abu Dhabi witnessed by Sheikh Khalifa, then Crown Prince of Abu Dhabi.
December 6: Arab League formally admits the UAE. The first British Ambassador presents his credentials to Sheikh Zayed.
December 9: UAE joins the United Nations.
