Question: What’s changed with reference to the smart rental index introduced in Dubai at the start of this year, because I feel that my rent is now too high? Where can I go to ensure I’m not being overcharged? LV, Dubai
Answer: There are a few points to consider here. Firstly, the new Dubai smart rental index has improved how rents are calculated and, therefore, is more accurate.
Previously, the index was calibrated using only the average of similar units based on location and number of bedrooms alone. The new index is more sophisticated and uses artificial intelligence technology with real-time data, basing rent values from previous contracts as well as rates from new ones, too.
When speaking about apartments, the building they are situated in is now graded from one to five stars and, of course, the location is still fundamental when deciding on the new rent, but the index is now much fairer when it comes to comparing renewal rental rates with vacant unit market rates.
Your landlord has to give you 90 days’ notice for any changes to your renewal contract and you must agree to these changes for them to take effect. If the notice for changes is less than 90 days, legally speaking, there should be no changes allowed at all, even if the index states that an increase is permissible.
Ultimately, if you feel you are being exploited by your landlord, you can always file a case at the rental dispute centre, located on the first floor of the Dubai Land Department building in Deira.
Q: With all the positive talk in the market about how real estate is doing, I’m planning to buy an off-plan property, but I’m worried about the legal ramifications should the project not be handed over on time. What legal options do I have if this is the case? SP, Dubai
A: Any off-plan project is subject to the terms and conditions of the sale and purchase agreement. This is the contract between seller (developer) and buyer, and it outlines all the necessary details of the sale and purchase.
It will have clauses inserted that pertain to many points, the purchase price, the completion date, compensation details in case of breaches and, of course, any force majeure issues, too.
There will be other clauses or items in the SPA, not just these mentioned here. In addition, the SPA will outline the responsibilities of both the seller and buyer, and these parties should adhere to this agreement.
It is important to note that a developer is allowed by law to be delayed by up to 12 months beyond the date stipulated in the SPA, after which the buyer can seek compensation in one of two ways.
Firstly, they can go to the Dubai Land Department to settle the matter. This is according to bylaw 13 of 2008, which states that the DLD may offer conciliatory measures in order to attempt to find a solution between the parties.
If an amicable solution cannot be found, you are at liberty to file a civil case against the developer via the Dubai Courts, where a judge will decide if you will be entitled to any compensation for the delay in handover, based on the details and clauses written in the SPA.
The opinions expressed do not constitute legal advice and are provided for information only. Please send any questions to mario@novviproperties.com
ELIO
Starring: Yonas Kibreab, Zoe Saldana, Brad Garrett
Directors: Madeline Sharafian, Domee Shi, Adrian Molina
Rating: 4/5
How to watch Ireland v Pakistan in UAE
When: The one-off Test starts on Friday, May 11
What time: Each day’s play is scheduled to start at 2pm UAE time.
TV: The match will be broadcast on OSN Sports Cricket HD. Subscribers to the channel can also stream the action live on OSN Play.
The specs
Engine: 1.5-litre 4-cyl turbo
Power: 194hp at 5,600rpm
Torque: 275Nm from 2,000-4,000rpm
Transmission: 6-speed auto
Price: from Dh155,000
On sale: now
UAE currency: the story behind the money in your pockets
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A timeline of the Historical Dictionary of the Arabic Language
- 2018: Formal work begins
- November 2021: First 17 volumes launched
- November 2022: Additional 19 volumes released
- October 2023: Another 31 volumes released
- November 2024: All 127 volumes completed
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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
Racecard
6.35pm: The Madjani Stakes – Group 2 (PA) Dh97,500 (Dirt) 1,900m
7.10pm: Evidenza – Handicap (TB) Dh87,500 (D) 1,200m
7.45pm: The Longines Conquest – Maiden (TB) Dh82,500 (D) 2,000m
8.20: The Longines Elegant – Conditions (TB) Dh82,500 (D)
8.35pm: The Dubai Creek Mile – Listed (TB) Dh132,500 (D) 1,600m
9.30pm: Mirdif Stakes – Conditions (TB) Dh120,000 (D) 1,400m
10.05pm: The Longines Record – Handicap (TB) Dh87,500 (D) 1,900m
The line up
Friday: Giggs, Sho Madjozi and Masego
Saturday: Nas, Lion Bbae, Roxanne Shante and DaniLeigh
Sole DXB runs from December 6 to 8 at Dubai Design District. Weekend pass is Dh295 while a one day pass is Dh195. Tickets are available from www.soledxb.com
Navdeep Suri, India's Ambassador to the UAE
There has been a longstanding need from the Indian community to have a religious premises where they can practise their beliefs. Currently there is a very, very small temple in Bur Dubai and the community has outgrown this. So this will be a major temple and open to all denominations and a place should reflect India’s diversity.
It fits so well into the UAE’s own commitment to tolerance and pluralism and coming in the year of tolerance gives it that extra dimension.
What we will see on April 20 is the foundation ceremony and we expect a pretty broad cross section of the Indian community to be present, both from the UAE and abroad. The Hindu group that is building the temple will have their holiest leader attending – and we expect very senior representation from the leadership of the UAE.
When the designs were taken to the leadership, there were two clear options. There was a New Jersey model with a rectangular structure with the temple recessed inside so it was not too visible from the outside and another was the Neasden temple in London with the spires in its classical shape. And they said: look we said we wanted a temple so it should look like a temple. So this should be a classical style temple in all its glory.
It is beautifully located - 30 minutes outside of Abu Dhabi and barely 45 minutes to Dubai so it serves the needs of both communities.
This is going to be the big temple where I expect people to come from across the country at major festivals and occasions.
It is hugely important – it will take a couple of years to complete given the scale. It is going to be remarkable and will contribute something not just to the landscape in terms of visual architecture but also to the ethos. Here will be a real representation of UAE’s pluralism.
