Question: I have been renting an apartment since 2019. We were supposed to renew the rental contract on May 25. However, my landlord was out of the country and sent me the new contract only on August 19.
I sent him a signed copy of the contract via email and initiated payment for the new rent I agreed to.
However, he has not signed the contract to date. Yesterday, I received a Dubai Court notary notification via WhatsApp to vacate the property in 12 months as my landlord is not willing to renew the lease and wants to sell the apartment.
Is it legally permissible for a landlord to send a Dubai Court notice via WhatsApp?
Since I don’t have a signed contract from his side and I have been paying the new rent continuously, what does the law state? Is it considered an automatic renewal?
Which rent should I pay while I continue staying here: the old rent or the new amount?
The eviction notice mentioned a 12-month period. Does this mean I have 12 months left? GG, Dubai
Answer: For a 12-month notification of eviction to be legal, it can only be sent via registered mail or notary public.
Often, the courier company pastes the notification on the door of the property and this is then deemed delivered as per the courts.
Sending a notification via WhatsApp is not one of the legal ways to inform a tenant that they are being served a 12-month notice to vacate.
When there is no communication between a landlord and tenant, a tenancy contract automatically renews under the same terms and conditions as before.
If you have verbally agreed to an increase in rent upon renewal, I would, therefore, use this amount just to show you are being reasonable.
However, you can just continue at the previous agreed rent, given his lack of communication.
I would also advise you to use the Real Estate Regulatory Agency’s deposit scheme, which will cost Dh1,500 but allows you to lodge your signed contract and rental cheques with them. The agency will contact the landlord on your behalf to arrange for collection and signature.
In terms of the notification, you have 12 months to vacate from the date of the officially sent notice.
Q: I own a property in Dubai. In one of your previous columns, you wrote that if a landlord wishes to repossess his property for the reason of moving in himself, this is permissible by law provided he gives his tenant a notarised notification and the statutory 12 months’ notice to vacate.
You mentioned that the eviction notice needs to be sent by registered mail or via notary public only.
Can you please confirm whether the notice can be served by registered mail? Other sources claim that the only way is through notary public.
I prefer to serve the notice by registered mail as it involves less hassle. HC, Dubai
A: Law 33 of 2008 amended some parts of Law 26 of 2007, which governs the relationship between landlords and tenants.
The old law states under article 25 (2) that the notification of 12 months is served either via a notary public or registered mail.
By this, I take the written word of the law to mean either one or the other.
But I would add a note of caution because it has been shown that the Rent Dispute Settlement Committee places greater weight on notices served via the notary public.
Therefore, any notices sent via registered mail should also be notarised to have the full weight of the law.
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
The%20Genius%20of%20Their%20Age
%3Cp%3EAuthor%3A%20S%20Frederick%20Starr%3Cbr%3EPublisher%3A%20Oxford%20University%20Press%3Cbr%3EPages%3A%20290%3Cbr%3EAvailable%3A%20January%2024%3C%2Fp%3E%0A
Slow loris biog
From: Lonely Loris is a Sunda slow loris, one of nine species of the animal native to Indonesia, Malaysia, Thailand and Singapore
Status: Critically endangered, and listed as vulnerable on the International Union for Conservation of Nature red list due to growing demand in the global exotic pet trade. It is one of the most popular primate species found at Indonesian pet markets
Likes: Sleeping, which they do for up to 18 hours a day. When they are awake, they like to eat fruit, insects, small birds and reptiles and some types of vegetation
Dislikes: Sunlight. Being a nocturnal animal, the slow loris wakes around sunset and is active throughout the night
Superpowers: His dangerous elbows. The slow loris’s doe eyes may make it look cute, but it is also deadly. The only known venomous primate, it hisses and clasps its paws and can produce a venom from its elbow that can cause anaphylactic shock and even death in humans
House-hunting
Top 10 locations for inquiries from US house hunters, according to Rightmove
- Edinburgh, Scotland
- Westminster, London
- Camden, London
- Glasgow, Scotland
- Islington, London
- Kensington and Chelsea, London
- Highlands, Scotland
- Argyll and Bute, Scotland
- Fife, Scotland
- Tower Hamlets, London
Dubai works towards better air quality by 2021
Dubai is on a mission to record good air quality for 90 per cent of the year – up from 86 per cent annually today – by 2021.
The municipality plans to have seven mobile air-monitoring stations by 2020 to capture more accurate data in hourly and daily trends of pollution.
These will be on the Palm Jumeirah, Al Qusais, Muhaisnah, Rashidiyah, Al Wasl, Al Quoz and Dubai Investment Park.
“It will allow real-time responding for emergency cases,” said Khaldoon Al Daraji, first environment safety officer at the municipality.
“We’re in a good position except for the cases that are out of our hands, such as sandstorms.
“Sandstorms are our main concern because the UAE is just a receiver.
“The hotspots are Iran, Saudi Arabia and southern Iraq, but we’re working hard with the region to reduce the cycle of sandstorm generation.”
Mr Al Daraji said monitoring as it stood covered 47 per cent of Dubai.
There are 12 fixed stations in the emirate, but Dubai also receives information from monitors belonging to other entities.
“There are 25 stations in total,” Mr Al Daraji said.
“We added new technology and equipment used for the first time for the detection of heavy metals.
“A hundred parameters can be detected but we want to expand it to make sure that the data captured can allow a baseline study in some areas to ensure they are well positioned.”
Why the Tourist Club?
Originally, The Club (which many people chose to call the “British Club”) was the only place where one could use the beach with changing rooms and a shower, and get refreshments.
In the early 1970s, the Government of Abu Dhabi wanted to give more people a place to get together on the beach, with some facilities for children. The place chosen was where the annual boat race was held, which Sheikh Zayed always attended and which brought crowds of locals and expatriates to the stretch of beach to the left of Le Méridien and the Marina.
It started with a round two-storey building, erected in about two weeks by Orient Contracting for Sheikh Zayed to use at one these races. Soon many facilities were planned and built, and members were invited to join.
Why it was called “Nadi Al Siyahi” is beyond me. But it is likely that one wanted to convey the idea that this was open to all comers. Because there was no danger of encountering alcohol on the premises, unlike at The Club, it was a place in particular for the many Arab expatriate civil servants to join. Initially the fees were very low and membership was offered free to many people, too.
Eventually there was a skating rink, bowling and many other amusements.
Frauke Heard-Bey is a historian and has lived in Abu Dhabi since 1968.
Getting%20there
%3Cp%3EGiven%20its%20remote%20location%2C%20getting%20to%20Borneo%20can%20feel%20daunting%20even%20for%20the%20most%20seasoned%20traveller.%20But%20you%20can%20fly%20directly%20from%20Kuala%20Lumpur%20to%20Sandakan%20and%20Sepilok%20is%20only%20half%20an%20hour%20away%20by%20taxi.%20Sandakan%20has%20plenty%20of%20accommodation%20options%2C%20while%20Sepilok%20has%20a%20few%20nature%20lodges%20close%20to%20the%20main%20attractions.%3C%2Fp%3E%0A
Kill%20
%3Cp%3E%3Cstrong%3EDirector%3A%3C%2Fstrong%3E%20Nikhil%20Nagesh%20Bhat%3C%2Fp%3E%0A%3Cp%3E%3Cstrong%3EStarring%3C%2Fstrong%3E%3A%20Lakshya%2C%20Tanya%20Maniktala%2C%20Ashish%20Vidyarthi%2C%20Harsh%20Chhaya%2C%20Raghav%20Juyal%3C%2Fp%3E%0A%3Cp%3E%3Cstrong%3ERating%3A%3C%2Fstrong%3E%204.5%2F5%3Cbr%3E%3C%2Fp%3E%0A
Tiger%20Stripes%20
%3Cp%3E%3Cstrong%3EDirector%3A%3C%2Fstrong%3E%20Amanda%20Nell%20Eu%C2%A0%3C%2Fp%3E%0A%3Cp%3E%3Cstrong%3EStars%3A%3C%2Fstrong%3E%20Zafreen%20Zairizal%2C%20Deena%20Ezral%20and%20Piqa%3C%2Fp%3E%0A%3Cp%3E%3Cstrong%3ERating%3A%3C%2Fstrong%3E%204.5%3C%2Fp%3E%0A
UAE currency: the story behind the money in your pockets
Dengue%20fever%20symptoms
%3Cul%3E%0A%3Cli%3EHigh%20fever%3C%2Fli%3E%0A%3Cli%3EIntense%20pain%20behind%20your%20eyes%3C%2Fli%3E%0A%3Cli%3ESevere%20headache%3C%2Fli%3E%0A%3Cli%3EMuscle%20and%20joint%20pains%3C%2Fli%3E%0A%3Cli%3ENausea%3C%2Fli%3E%0A%3Cli%3EVomiting%3C%2Fli%3E%0A%3Cli%3ESwollen%20glands%3C%2Fli%3E%0A%3Cli%3ERash%3C%2Fli%3E%0A%3C%2Ful%3E%0A%3Cp%3EIf%20symptoms%20occur%2C%20they%20usually%20last%20for%20two-seven%20days%3C%2Fp%3E%0A
