Question: I’m in the second year of my rental agreement for a townhouse. At the end of the first year of the contract, the landlord wanted to raise the rent but couldn’t do so as he had not given me three months’ notice.
Out of good will, I offered him Dh5,000 ($1,361) in cash upon renewal of the lease.
A few days later, he sent me a notarised letter serving me with 12 months’ notice to move out. The landlord said he planned to sell the property and it was easier to sell if buyers knew there are no tenants in situ.
My second year of tenancy will end in October. For the past few months, the landlord has been sending agents with clients for viewings. However, the sale has not happened yet.
Upon inquiring with one of the agents, I found out that the landlord has quoted an exorbitantly high price, which makes the sale unlikely.
This has revived my suspicions that he is using the sale as an excuse to evict me, so he can bring in new tenants and charge them a higher rent than what I’m paying.
Do I have a legitimate case here? If the sale isn’t finalised by the end of October, does the landlord have the right to evict me and bring in new tenants?
Also, if he manages to sell the property, can the new owner rent it to someone else?
As the eviction notice stated that the landlord needs me out at the end of 12 months because he intends to sell the property, can he decide to move in himself or can his relative move in?
Can I let the landlord know now that I wish to renew my rental agreement in case he doesn’t sell and also to make him subtly aware that I know the law and he cannot re-let for two years? This way, he is fully aware that either he sells the property or lets me stay. JL, Dubai
Answer: This issue is not that uncommon and one that a tenant needs to be aware of.
Landlords are restricted and always looking for creative ways to ensure they can rent or sell a property when it is empty.
That said, I would advise the following. In case you do not file a case at the Rent Dispute Settlement Committee, if the 12 months expire and no buyer has been found, unfortunately, you will have to vacate the property.
But it is important to keep yourself updated about the status of the property after you have moved out.
The landlord is not allowed to evict a tenant and then re-let the property to another renter. They are not allowed to re-let the property for two years from your eviction date, given their reason for eviction was to sell.
If you find out that this has happened, you have every right to file a case at the RDSC for unfair eviction and the judge will hopefully find in your favour.
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You can claim compensation, which could amount to one year’s rent and possibly costs, too.
You will need to have evidence that within the two-year period of your eviction, the property was let to another tenant.
As the property is a townhouse, you will have to get the security personnel on your side because only they can confirm that a new tenant has moved in.
Should this happen, use this information (in writing, if possible) as your evidence when you file for compensation at the RDSC.
If the landlord doesn’t sell the property, he has to offer you first right of refusal to move back into the unit.
The alternative is he can move in himself or his first degree next of kin but, given this would be a different reason than selling, I suspect the judge would request the owner to send another notice citing the new reason.
It is also important to note that if a buyer is found and they are an investor, they cannot request you to vacate and then re-let the property again. This is not allowed.
Mario Volpi is the sales director at AX Capital. He has worked in the property sector for 39 years in London and Dubai. The opinions expressed do not constitute legal advice and are provided for information only. Please send any questions to m.volpi@axcapital.ae
PROFILE OF INVYGO
Started: 2018
Founders: Eslam Hussein and Pulkit Ganjoo
Based: Dubai
Sector: Transport
Size: 9 employees
Investment: $1,275,000
Investors: Class 5 Global, Equitrust, Gulf Islamic Investments, Kairos K50 and William Zeqiri
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
Tips to stay safe during hot weather
- Stay hydrated: Drink plenty of fluids, especially water. Avoid alcohol and caffeine, which can increase dehydration.
- Seek cool environments: Use air conditioning, fans, or visit community spaces with climate control.
- Limit outdoor activities: Avoid strenuous activity during peak heat. If outside, seek shade and wear a wide-brimmed hat.
- Dress appropriately: Wear lightweight, loose and light-coloured clothing to facilitate heat loss.
- Check on vulnerable people: Regularly check in on elderly neighbours, young children and those with health conditions.
- Home adaptations: Use blinds or curtains to block sunlight, avoid using ovens or stoves, and ventilate living spaces during cooler hours.
- Recognise heat illness: Learn the signs of heat exhaustion and heat stroke (dizziness, confusion, rapid pulse, nausea), and seek medical attention if symptoms occur.
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No more lice
Defining head lice
Pediculus humanus capitis are tiny wingless insects that feed on blood from the human scalp. The adult head louse is up to 3mm long, has six legs, and is tan to greyish-white in colour. The female lives up to four weeks and, once mature, can lay up to 10 eggs per day. These tiny nits firmly attach to the base of the hair shaft, get incubated by body heat and hatch in eight days or so.
Identifying lice
Lice can be identified by itching or a tickling sensation of something moving within the hair. One can confirm that a person has lice by looking closely through the hair and scalp for nits, nymphs or lice. Head lice are most frequently located behind the ears and near the neckline.
Treating lice at home
Head lice must be treated as soon as they are spotted. Start by checking everyone in the family for them, then follow these steps. Remove and wash all clothing and bedding with hot water. Apply medicine according to the label instructions. If some live lice are still found eight to 12 hours after treatment, but are moving more slowly than before, do not re-treat. Comb dead and remaining live lice out of the hair using a fine-toothed comb.
After the initial treatment, check for, comb and remove nits and lice from hair every two to three days. Soak combs and brushes in hot water for 10 minutes.Vacuum the floor and furniture, particularly where the infested person sat or lay.
Courtesy Dr Vishal Rajmal Mehta, specialist paediatrics, RAK Hospital
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Red flags
- Promises of high, fixed or 'guaranteed' returns.
- Unregulated structured products or complex investments often used to bypass traditional safeguards.
- Lack of clear information, vague language, no access to audited financials.
- Overseas companies targeting investors in other jurisdictions - this can make legal recovery difficult.
- Hard-selling tactics - creating urgency, offering 'exclusive' deals.
Courtesy: Carol Glynn, founder of Conscious Finance Coaching
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4.30pm – The Boxtones
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7pm – Step On DJs
8pm – Richard Ashcroft
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Europe wide
Some of French groups are threatening Friday to continue their journey to Brussels, the capital of Belgium and the European Union, and to meet up with drivers from other countries on Monday.
Belgian authorities joined French police in banning the threatened blockade. A similar lorry cavalcade was planned for Friday in Vienna but cancelled after authorities prohibited it.
UAE currency: the story behind the money in your pockets
UAE currency: the story behind the money in your pockets
UAE currency: the story behind the money in your pockets
Specs
Engine: Duel electric motors
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On sale: Available for pre-order now
Price: On request
MATCH INFO
Fixture: Thailand v UAE, Tuesday, 4pm (UAE)
TV: Abu Dhabi Sports
BMW M5 specs
Engine: 4.4-litre twin-turbo V-8 petrol enging with additional electric motor
Power: 727hp
Torque: 1,000Nm
Transmission: 8-speed auto
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Price: From Dh650,000
The biog
Hometown: Birchgrove, Sydney Australia
Age: 59
Favourite TV series: Outlander Netflix series
Favourite place in the UAE: Sheikh Zayed Grand Mosque / desert / Louvre Abu Dhabi
Favourite book: Father of our Nation: Collected Quotes of Sheikh Zayed bin Sultan Al Nahyan
Thing you will miss most about the UAE: My friends and family, Formula 1, having Friday's off, desert adventures, and Arabic culture and people
