Question: I currently rent an apartment in Dubai with a tenancy contract that expires on November 29, 2024. I have been paying Dh55,000 ($14,974) as rent.
On August 27, my landlord emailed me a renewal offer for 12 months until November 29, 2025, at Dh60,000.
I accepted this offer on August 31 after confirming with Real Estate Regulatory Agency that the increase was within the allowed limit.
However, on September 3, I received a Dubai Courts notice stating that the landlord wants to sell the property and is not renewing the contract. I need to, therefore, vacate the property by September 15, 2025.
When I phoned the person I deal with, he claimed he had no control over the owner’s decision and they just manage the property. He also said their renewal offer and my acceptance would be “voided”.
I find it inconceivable that a landlord can offer a renewal and then produce an eviction notice saying they want to sell within the space of seven days. It seems implausible that this sudden change in plans is not motivated by a desire to evict me in order to re-rent the property at a higher rate.
The going rate for units in my building is Dh80,000; my rent is low because I lived there during Covid when rents were dropping, and the Rera restrictions mean the landlord has not been able to raise the rent back up as fast as the market has moved.
Can I get a 12-month notice period during my existing contract? Does the landlord not have to wait until the end of the current contract (November 29) and apply the 12 months from that date?
Does the exchange of offer and acceptance have any legal standing? I don’t have a signed contract for next year, but can this exchange be voided?
Doesn’t the landlord have to provide a reason for evicting me beyond wanting to sell the property – for example, because they (or a family member wants to move in)? Or, if they want to sell to another landlord? Don’t I have the right to remain as a tenant? I know a lot of this applies to private landlords. Is it the same if the landlord is a company? RMG, Dubai
Answer: As per law 33 of 2008, which amended parts of law 26 of 2007, a landlord can serve a tenant with a 12-month notice to vacate the rented property. Normally, this notice is served upon expiry of the existing contract term, thus allowing the tenant one more year at the property from the renewal.
Having said this, most judges at the Rental Dispute Centre now allow the 12-month notice to be served at any time, which sometimes can cause a bit of confusion and would need further agreements.
For the difference in time between the contract and the 12-month notice period (as in your case), the difference of approximately two months would need to be negotiated further if an agreement to stay beyond the 12-month notice period can be reached.
Any agreement can be overturned by a change of heart or circumstances, which would answer why the email now is potentially voided.
The owner does have the right to sell the property or do whatever he wishes with it, although it does seem strange that the change of heart came in that short period from confirming the renewal initially to now.
If the owner is selling to an investor, you have the right to negotiate with that person because the landlord is not allowed to evict a tenant simply to re-let to another tenant in order to get a higher rent.
Unfortunately, if the buyer is an end-user, you will have to vacate at the end of the notice period or if you can convince the buyer to wait until your official contract expires in November.
Mario Volpi is head of brokerage at Novvi Properties and has worked in the property sector for 40 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@novviproperties.com
Killing of Qassem Suleimani
KILLING OF QASSEM SULEIMANI
Types of bank fraud
1) 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.
2) 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.
3) 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.
4) SIM swap
Fraudsters duplicate the SIM of your mobile number without your knowledge or authorisation, allowing them to conduct financial transactions with your bank.
5) 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.
6) 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.
Our Time Has Come
Alyssa Ayres, Oxford University Press
Killing of Qassem Suleimani
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Series info
Test series schedule 1st Test, Abu Dhabi: Sri Lanka won by 21 runs; 2nd Test, Dubai: Play starts at 2pm, Friday-Tuesday
ODI series schedule 1st ODI, Dubai: October 13; 2nd ODI, Abu Dhabi: October 16; 3rd ODI, Abu Dhabi: October 18; 4th ODI, Sharjah: October 20; 5th ODI, Sharjah: October 23
T20 series schedule 1st T20, Abu Dhabi: October 26; 2nd T20, Abu Dhabi: October 27; 3rd T20, Lahore: October 29
Tickets Available at www.q-tickets.com
Stat Fourteen Fourteen of the past 15 Test matches in the UAE have been decided on the final day. Both of the previous two Tests at Dubai International Stadium have been settled in the last session. Pakistan won with less than an hour to go against West Indies last year. Against England in 2015, there were just three balls left.
Key battle - Azhar Ali v Rangana Herath Herath may not quite be as flash as Muttiah Muralitharan, his former spin-twin who ended his career by taking his 800th wicket with his final delivery in Tests. He still has a decent sense of an ending, though. He won the Abu Dhabi match for his side with 11 wickets, the last of which was his 400th in Tests. It was not the first time he has owned Pakistan, either. A quarter of all his Test victims have been Pakistani. If Pakistan are going to avoid a first ever series defeat in the UAE, Azhar, their senior batsman, needs to stand up and show the way to blunt Herath.
Mohammed bin Zayed Majlis
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Killing of Qassem Suleimani
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The five pillars of Islam
Profile of Tamatem
Date started: March 2013
Founder: Hussam Hammo
Based: Amman, Jordan
Employees: 55
Funding: $6m
Funders: Wamda Capital, Modern Electronics (part of Al Falaisah Group) and North Base Media
Specs
Engine: Electric motor generating 54.2kWh (Cooper SE and Aceman SE), 64.6kW (Countryman All4 SE)
Power: 218hp (Cooper and Aceman), 313hp (Countryman)
Torque: 330Nm (Cooper and Aceman), 494Nm (Countryman)
On sale: Now
Price: From Dh158,000 (Cooper), Dh168,000 (Aceman), Dh190,000 (Countryman)
The Sand Castle
Director: Matty Brown
Stars: Nadine Labaki, Ziad Bakri, Zain Al Rafeea, Riman Al Rafeea
Rating: 2.5/5
WHAT IS A BLACK HOLE?
1. Black holes are objects whose gravity is so strong not even light can escape their pull
2. They can be created when massive stars collapse under their own weight
3. Large black holes can also be formed when smaller ones collide and merge
4. The biggest black holes lurk at the centre of many galaxies, including our own
5. Astronomers believe that when the universe was very young, black holes affected how galaxies formed
Mohammed bin Zayed Majlis
The biog
Name: Samar Frost
Born: Abu Dhabi
Hobbies: Singing, music and socialising with friends
Favourite singer: Adele
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How has net migration to UK changed?
The figure was broadly flat immediately before the Covid-19 pandemic, standing at 216,000 in the year to June 2018 and 224,000 in the year to June 2019.
It then dropped to an estimated 111,000 in the year to June 2020 when restrictions introduced during the pandemic limited travel and movement.
The total rose to 254,000 in the year to June 2021, followed by steep jumps to 634,000 in the year to June 2022 and 906,000 in the year to June 2023.
The latest available figure of 728,000 for the 12 months to June 2024 suggests levels are starting to decrease.
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RESULT
Arsenal 0 Chelsea 3
Chelsea: Willian (40'), Batshuayi (42', 49')
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Company Profile
Company name: Yeepeey
Started: Soft launch in November, 2020
Founders: Sagar Chandiramani, Jatin Sharma and Monish Chandiramani
Based: Dubai
Industry: E-grocery
Initial investment: $150,000
Future plan: Raise $1.5m and enter Saudi Arabia next year
Killing of Qassem Suleimani
The five pillars of Islam
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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
UK-EU trade at a glance
EU fishing vessels guaranteed access to UK waters for 12 years
Co-operation on security initiatives and procurement of defence products
Youth experience scheme to work, study or volunteer in UK and EU countries
Smoother border management with use of e-gates
Cutting red tape on import and export of food
Killing of Qassem Suleimani
'Saand Ki Aankh'
Produced by: Reliance Entertainment with Chalk and Cheese Films
Director: Tushar Hiranandani
Cast: Taapsee Pannu, Bhumi Pednekar, Prakash Jha, Vineet Singh
Rating: 3.5/5 stars
The biog
Name: Timothy Husband
Nationality: New Zealand
Education: Degree in zoology at The University of Sydney
Favourite book: Lemurs of Madagascar by Russell A Mittermeier
Favourite music: Billy Joel
Weekends and holidays: Talking about animals or visiting his farm in Australia
More on animal trafficking
TOUR RESULTS AND FIXTURES
June 3: NZ Provincial Barbarians 7 Lions 13
June 7: Blues 22 Lions 16
June 10: Crusaders 3 Lions 12
June 13: Highlanders 23 Lions 22
June 17: Maori All Blacks 10 Lions 32
June 20: Chiefs 6 Lions 34
June 24: New Zealand 30 Lions 15
June 27: Hurricanes 31 Lions 31
July 1: New Zealand 21 Lions 24
July 8: New Zealand v Lions
GYAN’S ASIAN OUTPUT
2011-2015: Al Ain – 123 apps, 128 goals
2015-2017: Shanghai SIPG – 20 apps, 7 goals
2016-2017: Al Ahli (loan) – 25 apps, 11 goals
UAE currency: the story behind the money in your pockets
