My rent for a four-bedroom villa is Dh210,000 and market rates for these properties in my community are about Dh175,000 to Dh180,000. My landlord is not interested in dropping the rent, which leaves me with a dilemma. I'm only planning on staying in the UAE for one more year, so should I shift to take advantage of a lower rent or will the costs involved, such as moving our stuff and agency fees, not make it worthwhile? I'm looking for the most cost-effective solution considering the short length of remaining stay here. HJ, Dubai
The Dubai real estate market, while properly regulated, still follows the same path as any other free market and in doing so there will always be winners and losers. Given it is a free market, both landlord or tenant, buyer or seller are free to choose at what price they buy/sell or rent/lease. Based on what is happening in the rental market right now, your landlord still has the choice of dropping the rent or not. To change his mind, my advice would be to organise a face-to-face meeting. Then you can clearly demonstrate what is currently happening in the market, backed up with statistics freely available online to support your revised rental amount.
It is important to convince him that if he doesn’t accept a revision, the potential consequences of you moving out will impact him negatively (assuming he will want to find another tenant) as he will be at the mercy of the market today. It is definitely a tenant's market, one where rents are coming down and where tenants are negotiating multiple cheques than ever before. Some landlords are offering 13 months for the price of 12, just to entice the tenant to take their property. Your landlord could be faced with this scenario, so surely it is better for him to deal with a person he knows and therefore just renegotiate with you. If all fails and he still remains firm on his stance about the rent, my advice would be not to pay it but to seek alternative accommodation. Despite you needing only one more 12-month contract, it might be better that you seek this elsewhere. The cost of moving are approximately as follows:
• new agency commission fee: 5 per cent of Dh175,000 is Dh8,750
• removal costs for a four-bed villa: approximately Dh6,000
There are of course Dewa, Ejari and cooling costs, many of these will involve the paying or collecting of deposits, which will affect your cashflow rather than actually cost you. Your security deposit will be returned (less any costs associated with giving the villa back as before) but don’t forget your new deposit will be considerably less too.
The approximate total cost of moving will be less than Dh15,000 but if you stay in your present villa, this will potentially cost Dh35,000. Unless you can get your present landlord to agree to lease it at Dh195,000 or less, then it is more cost-effective to move.
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Read more:
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My tenancy contract is due for renewal on July 2. I have contacted the landlord several times to let him know I plan to stay in my apartment, but I have received no response or confirmation. Does this matter? HN, Abu Dhabi
The 60-day notice for Abu Dhabi residents should only be in the event that either party does not want to renew the lease. If no communication has taken place between the parties, it can be assumed that the tenancy contract will automatically renew under the exact same terms and conditions as before. The difficulty here lies in the lack of communication from the landlord. I say this because if you do not agree with the renewal on the exact same terms and conditions as before, such as the same rent, the same number of cheques etc, you will have to seek an agreement which may prove to be an issue.
As you have already communicated with the landlord on several occasions but to no avail, I suggest you now do nothing and wait for him to get in touch with you. In the meantime, rest assured that all is legal and despite the silence, you would have automatically renewed the contract.
Mario Volpi is the sales and leasing manager at Engel & Volkers. He has worked in the property sector for 34 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 BIO
Favourite holiday destination: Whenever I have any free time I always go back to see my family in Caltra, Galway, it’s the only place I can properly relax.
Favourite film: The Way, starring Martin Sheen. It’s about the Camino de Santiago walk from France to Spain.
Personal motto: If something’s meant for you it won’t pass you by.
Dubai Bling season three
Cast: Loujain Adada, Zeina Khoury, Farhana Bodi, Ebraheem Al Samadi, Mona Kattan, and couples Safa & Fahad Siddiqui and DJ Bliss & Danya Mohammed
Rating: 1/5
South Africa World Cup squad
South Africa: Faf du Plessis (c), Hashim Amla, Quinton de Kock (w), JP Duminy, Imran Tahir, Aiden Markram, David Miller, Lungi Ngidi, Anrich Nortje, Andile Phehlukwayo, Dwaine Pretorius, Kagiso Rabada, Tabraiz Shamsi, Dale Steyn, Rassie van der Dussen.
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MATCH INFO
Uefa Champions League semi-final, first leg
Bayern Munich v Real Madrid
When: April 25, 10.45pm kick-off (UAE)
Where: Allianz Arena, Munich
Live: BeIN Sports HD
Second leg: May 1, Santiago Bernabeu, Madrid
The five pillars of Islam
1. Fasting
2. Prayer
3. Hajj
4. Shahada
5. Zakat
BAD%20BOYS%3A%20RIDE%20OR%20DIE
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Most%20polluted%20cities%20in%20the%20Middle%20East
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Dr Amal Khalid Alias revealed a recent case of a woman with daughters, who specifically wanted a boy.
A semen analysis of the father showed abnormal sperm so the couple required IVF.
Out of 21 eggs collected, six were unused leaving 15 suitable for IVF.
A specific procedure was used, called intracytoplasmic sperm injection where a single sperm cell is inserted into the egg.
On day three of the process, 14 embryos were biopsied for gender selection.
The next day, a pre-implantation genetic report revealed four normal male embryos, three female and seven abnormal samples.
Day five of the treatment saw two male embryos transferred to the patient.
The woman recorded a positive pregnancy test two weeks later.
ACL Elite (West) - fixtures
Monday, Sept 30
Al Sadd v Esteghlal (8pm)
Persepolis v Pakhtakor (8pm)
Al Wasl v Al Ahli (8pm)
Al Nassr v Al Rayyan (10pm)
Tuesday, Oct 1
Al Hilal v Al Shorta (10pm)
Al Gharafa v Al Ain (10pm)
STAR%20WARS%20JEDI%3A%20SURVIVOR
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The%20specs
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My Country: A Syrian Memoir
Kassem Eid, Bloomsbury
Race card
5pm: Maiden (PA) Dh80,000 (Turf) 1,600m
5.30pm: Handicap (PA) Dh80,000 (T) 1,600m
6pm: Arabian Triple Crown Round-1 Listed (PA) Dh230,000 (T) 1,600m
6.30pm: Wathba Stallions Cup Handicap (PA) Dh70,000 (T) 1,400m
7pm: Maiden (PA) Dh80,000 (T) 1,200m
7.30pm: Handicap (TB) Dh100,000 (T) 2,400m
BLACKBERRY
%3Cp%3EDirector%3A%20Matt%20Johnson%3C%2Fp%3E%0A%3Cp%3EStars%3A%20Jay%20Baruchel%2C%20Glenn%20Howerton%2C%20Matt%20Johnson%3C%2Fp%3E%0A%3Cp%3ERating%3A%204%2F5%3C%2Fp%3E%0A
Chris%20Jordan%20on%20Sanchit
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Company%20profile
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UAE currency: the story behind the money in your pockets
Zayed Sustainability Prize
Engine: 3.5-litre V6
Transmission: eight-speed automatic
Power: 290hp
Torque: 340Nm
Price: Dh155,800
On sale: now
RIVER%20SPIRIT
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Company%20profile
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The specs
Engine: 77.4kW all-wheel-drive dual motor
Power: 320bhp
Torque: 605Nm
Transmission: Single-speed automatic
Price: From Dh219,000
On sale: Now
COMPANY%20PROFILE
%3Cp%3E%3Cstrong%3EName%3A%20%3C%2Fstrong%3EEjari%3Cbr%3E%3Cstrong%3EBased%3A%20%3C%2Fstrong%3ERiyadh%2C%20Saudi%20Arabia%3Cbr%3E%3Cstrong%3EFounders%3A%20%3C%2Fstrong%3EYazeed%20Al%20Shamsi%2C%20Fahad%20Albedah%2C%20Mohammed%20Alkhelewy%20and%20Khalid%20Almunif%3Cbr%3E%3Cstrong%3ESector%3A%20%3C%2Fstrong%3EPropTech%3Cbr%3E%3Cstrong%3ETotal%20funding%3A%20%3C%2Fstrong%3E%241%20million%3Cbr%3E%3Cstrong%3EInvestors%3A%20%3C%2Fstrong%3ESanabil%20500%20Mena%2C%20Hambro%20Perks'%20Oryx%20Fund%20and%20angel%20investors%3Cbr%3E%3Cstrong%3ENumber%20of%20employees%3A%20%3C%2Fstrong%3E8%3C%2Fp%3E%0A
MATCH INFO
Barcelona 5 (Lenglet 2', Vidal 29', Messi 34', 75', Suarez 77')
Valladolid 1 (Kiko 15')
UAE currency: the story behind the money in your pockets
THE%20SPECS
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UAE%20ILT20
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UAE currency: the story behind the money in your pockets
Who is Mohammed Al Halbousi?
The new speaker of Iraq’s parliament Mohammed Al Halbousi is the youngest person ever to serve in the role.
The 37-year-old was born in Al Garmah in Anbar and studied civil engineering in Baghdad before going into business. His development company Al Hadeed undertook reconstruction contracts rebuilding parts of Fallujah’s infrastructure.
He entered parliament in 2014 and served as a member of the human rights and finance committees until 2017. In August last year he was appointed governor of Anbar, a role in which he has struggled to secure funding to provide services in the war-damaged province and to secure the withdrawal of Shia militias. He relinquished the post when he was sworn in as a member of parliament on September 3.
He is a member of the Al Hal Sunni-based political party and the Sunni-led Coalition of Iraqi Forces, which is Iraq’s largest Sunni alliance with 37 seats from the May 12 election.
He maintains good relations with former Prime Minister Nouri Al Maliki’s State of Law Coaliton, Hadi Al Amiri’s Badr Organisation and Iranian officials.
Key figures in the life of the fort
Sheikh Dhiyab bin Isa (ruled 1761-1793) Built Qasr Al Hosn as a watchtower to guard over the only freshwater well on Abu Dhabi island.
Sheikh Shakhbut bin Dhiyab (ruled 1793-1816) Expanded the tower into a small fort and transferred his ruling place of residence from Liwa Oasis to the fort on the island.
Sheikh Tahnoon bin Shakhbut (ruled 1818-1833) Expanded Qasr Al Hosn further as Abu Dhabi grew from a small village of palm huts to a town of more than 5,000 inhabitants.
Sheikh Khalifa bin Shakhbut (ruled 1833-1845) Repaired and fortified the fort.
Sheikh Saeed bin Tahnoon (ruled 1845-1855) Turned Qasr Al Hosn into a strong two-storied structure.
Sheikh Zayed bin Khalifa (ruled 1855-1909) Expanded Qasr Al Hosn further to reflect the emirate's increasing prominence.
Sheikh Shakhbut bin Sultan (ruled 1928-1966) Renovated and enlarged Qasr Al Hosn, adding a decorative arch and two new villas.
Sheikh Zayed bin Sultan (ruled 1966-2004) Moved the royal residence to Al Manhal palace and kept his diwan at Qasr Al Hosn.
Sources: Jayanti Maitra, www.adach.ae
The specs: 2018 Mazda CX-5
Price, base / as tested: Dh89,000 / Dh130,000
Engine: 2.5-litre four-cylinder
Power: 188hp @ 6,000rpm
Torque: 251Nm @ 4,000rpm
Transmission: Six-speed automatic
Fuel consumption, combined: 7.1L / 100km
MEDIEVIL%20(1998)
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Blackpink World Tour [Born Pink] In Cinemas
Starring: Rose, Jisoo, Jennie, Lisa
Directors: Min Geun, Oh Yoon-Dong
Rating: 3/5
