Question: I have been renting an apartment in Dubai for the past seven years and the Ejari will expire in February.
My previous landlord served me an eviction notice on November 30 because he wanted to sell the property. The unit was sold in mid-January.
Does the new landlord need to provide me a separate eviction notice, or will the old one serve the purpose? Also, can the new landlord rent out the apartment after my eviction? Are they allowed to increase the rent beyond the Real Estate Regulatory Authority calculation? TR, Dubai
Answer: Previously, when a landlord served the 12-month eviction notice for reason of selling, judges ruled that the new buyer would have to re-issue another 12 months’ notice, thus giving you additional time in the property. This ruling is now being looked at differently by judges. In fact, many judges now allow the initial 12-month notice period to stand.
As the law in the UAE is not set on precedent, I stress that despite what I have said here, the actual decision (should a case be filed at the Rental Dispute Centre) remains at the discretion of the presiding judge at the time of a hearing.
If the eviction notice was served to you on November 30 last year, you are entitled to remain in the property until November 30 this year. Even if the new buyer wishes to move in, they cannot force you out before this date, unless you are happy to leave by your own decision.
This being the case, you will be able to renew your tenancy contract with the new landlord from February until the eviction date of November 30. I know that this period is less than a full year, but the end date is the termination of the 12-month notice period.
No landlord is allowed to evict a tenant to then just re-let the property to another tenant. Relationships are important too, so I suggest you work out a fair solution for you to potentially stay on should the new landlord wish to re-let and not move in himself.
Your last point is interesting because no changes to a rental contract can be made without the consent of both sides and a notice period must also be given.
The landlord must give 90 days’ notice from the date of renewal for any changes, including rental increases. So, although the new smart rental index may state that the new rent could be increased, given that the 90 days’ notice was not presented, legally speaking, there should be no increase in your rent upon renewal.
In fact, the agreement remains the same in its entirety. This should be communicated to the new landlord, but I wish to stress my point about relationships. If you feel that you could allow an increase even if the law does not permit it, this decision is up to you if it will help the business relationship going forward.
Q: My one-year rent contract ends on March 20. On December 24, I informed the real estate agents dealing with my contract that I wish to renew. I currently pay Dh48,000 a year for a studio.
One month later, I heard nothing so I followed up and received a reply on January 24 that the owner had “requested an increase in the price to Dh65,000 to align with the unit's current market value”. I questioned whether this increase was within the law.
My tenancy agreement states: “Two months' written notice prior to the expiration of the tenancy contract should be given by either the tenant or the landlord in the event of renewal or vacating the property.”
I believe the law prevents any rent increase more than 5 per cent. Am I within my rights to stay for another year with a maximum increase of 5 per cent? Or am I in danger of being evicted in March if I don't agree to pay the increase? GC, Abu Dhabi
A: Currently, the Abu Dhabi law states that a 5 per cent rental cap applies to all rental renewals.
According to Law number 20 of 2006 (Article 16), the landlord may not increase the rent specified in the contract except once a year and by no more than 5 per cent of the rent amount. If your landlord doesn’t agree and wishes to enforce a much higher percentage on your renewal, you can file a case at the Abu Dhabi rental committee to find a solution.
You would be within your rights to challenge this increase by stating to your landlord what the law says. However, I would urge you to find common ground, even if it means agreeing to more than the legal increase allowed, for the sake of a good landlord-tenant relationship. This doesn’t mean agreeing to the 35 per cent increase, but perhaps a bit more than the 5 per cent to show you are flexible, value living in the property and wish to continue to do so.
The opinions expressed do not constitute legal advice and are provided for information only. Please send any questions to mario@novviproperties.com
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MATCH RESULT
Al Jazira 3 Persepolis 2
Jazira: Mabkhout (52'), Romarinho (77'), Al Hammadi (90' 6)
Persepolis: Alipour (42'), Mensha (84')
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
MATCH INFO
Karnatake Tuskers 114-1 (10 ovs)
Charles 57, Amla 47
Bangla Tigers 117-5 (8.5 ovs)
Fletcher 40, Moores 28 no, Lamichhane 2-9
Bangla Tiger win by five wickets
Schedule:
Friday, January 12: Six fourball matches
Saturday, January 13: Six foursome (alternate shot) matches
Sunday, January 14: 12 singles
What can victims do?
Always use only regulated platforms
Stop all transactions and communication on suspicion
Save all evidence (screenshots, chat logs, transaction IDs)
Report to local authorities
Warn others to prevent further harm
Courtesy: Crystal Intelligence
Specs
Engine: 51.5kW electric motor
Range: 400km
Power: 134bhp
Torque: 175Nm
Price: From Dh98,800
Available: Now
Favourite book: ‘The Art of Learning’ by Josh Waitzkin
Favourite film: Marvel movies
Favourite parkour spot in Dubai: Residence towers in Jumeirah Beach Residence
Profile
Company name: Marefa Digital
Based: Dubai Multi Commodities Centre
Number of employees: seven
Sector: e-learning
Funding stage: Pre-seed funding of Dh1.5m in 2017 and an initial seed round of Dh2m in 2019
Investors: Friends and family
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ICC Women's T20 World Cup Asia Qualifier 2025, Thailand
UAE fixtures
May 9, v Malaysia
May 10, v Qatar
May 13, v Malaysia
May 15, v Qatar
May 18 and 19, semi-finals
May 20, final
Our family matters legal consultant
Name: Hassan Mohsen Elhais
Position: legal consultant with Al Rowaad Advocates and Legal Consultants.
THE DETAILS
Kaala
Dir: Pa. Ranjith
Starring: Rajinikanth, Huma Qureshi, Easwari Rao, Nana Patekar
Rating: 1.5/5
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BULKWHIZ PROFILE
Date started: February 2017
Founders: Amira Rashad (CEO), Yusuf Saber (CTO), Mahmoud Sayedahmed (adviser), Reda Bouraoui (adviser)
Based: Dubai, UAE
Sector: E-commerce
Size: 50 employees
Funding: approximately $6m
Investors: Beco Capital, Enabling Future and Wain in the UAE; China's MSA Capital; 500 Startups; Faith Capital and Savour Ventures in Kuwait
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Benefits of first-time home buyers' scheme
- Priority access to new homes from participating developers
- Discounts on sales price of off-plan units
- Flexible payment plans from developers
- Mortgages with better interest rates, faster approval times and reduced fees
- DLD registration fee can be paid through banks or credit cards at zero interest rates
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.
The Year Earth Changed
Directed by:Tom Beard
Narrated by: Sir David Attenborough
Stars: 4
COMPANY PROFILE
Name: Rain Management
Year started: 2017
Based: Bahrain
Employees: 100-120
Amount raised: $2.5m from BitMex Ventures and Blockwater. Another $6m raised from MEVP, Coinbase, Vision Ventures, CMT, Jimco and DIFC Fintech Fund
Results
Stage 7:
1. Caleb Ewan (AUS) Lotto Soudal - 3:18:29
2. Sam Bennett (IRL) Deceuninck-QuickStep - same time
3. Phil Bauhaus (GER) Bahrain Victorious
4. Michael Morkov (DEN) Deceuninck-QuickStep
5. Cees Bol (NED) Team DSM
General Classification:
1. Tadej Pogacar (SLO) UAE Team Emirates - 24:00:28
2. Adam Yates (GBR) Ineos Grenadiers - 0:00:35
3. Joao Almeida (POR) Deceuninck-QuickStep - 0:01:02
4. Chris Harper (AUS) Jumbo-Visma - 0:01:42
5. Neilson Powless (USA) EF Education-Nippo - 0:01:45
The specs
Engine: four-litre V6 and 3.5-litre V6 twin-turbo
Transmission: six-speed and 10-speed
Power: 271 and 409 horsepower
Torque: 385 and 650Nm
Price: from Dh229,900 to Dh355,000
Killing of Qassem Suleimani
More coverage from the Future Forum
The biog
Fast facts on Neil Armstrong’s personal life:
- Armstrong was born on August 5, 1930, in Wapakoneta, Ohio
- He earned his private pilot’s license when he was 16 – he could fly before he could drive
- There was tragedy in his married life: Neil and Janet Armstrong’s daughter Karen died at the age of two in 1962 after suffering a brain tumour. She was the couple’s only daughter. Their two sons, Rick and Mark, consulted on the film
- After Armstrong departed Nasa, he bought a farm in the town of Lebanon, Ohio, in 1971 – its airstrip allowed him to tap back into his love of flying
- In 1994, Janet divorced Neil after 38 years of marriage. Two years earlier, Neil met Carol Knight, who became his second wife in 1994
THE CLOWN OF GAZA
Director: Abdulrahman Sabbah
Starring: Alaa Meqdad
Rating: 4/5
TEST SQUADS
Bangladesh: Mushfiqur Rahim (captain), Tamim Iqbal, Soumya Sarkar, Imrul Kayes, Liton Das, Shakib Al Hasan, Mominul Haque, Nasir Hossain, Sabbir Rahman, Mehedi Hasan, Shafiul Islam, Taijul Islam, Mustafizur Rahman and Taskin Ahmed.
Australia: Steve Smith (captain), David Warner, Ashton Agar, Hilton Cartwright, Pat Cummins, Peter Handscomb, Matthew Wade, Josh Hazlewood, Usman Khawaja, Nathan Lyon, Glenn Maxwell, Matt Renshaw, Mitchell Swepson and Jackson Bird.
MIDWAY
Produced: Lionsgate Films, Shanghai Ryui Entertainment, Street Light Entertainment
Directed: Roland Emmerich
Cast: Ed Skrein, Woody Harrelson, Dennis Quaid, Aaron Eckhart, Luke Evans, Nick Jonas, Mandy Moore, Darren Criss
Rating: 3.5/5 stars
