ABU DHABI // Thousands of tenants in more than 2,500 villas face eviction because their buildings are illegally partitioned.
Eviction notices have been served on properties in breach of an occupancy law implemented last year. Owners and tenants also face fines of up to Dh100,000.
"The law does not ban anyone from living anywhere," said Ali Khaled Al Hashmi, project manager for Tawtheeq, Abu Dhabi Municipality's property registration system. "The law simply restricts how many people should live in residential villas and that is for their own good."
Dozens of people crammed into one illegally subdivided villa are a health hazard and can create safety concerns in the community, Mr Al Hashmi said.
"Every day we have a tremendous amount of complaints," he said. "People are complaining about villas that have a lot of bachelors and they say, 'We do not feel safe in our own community'."
Mr Al Hasmi said: "They to go to work in the morning and feel worried and anxious about their family and feel they cannot leave them alone in the house, because next door there are 100 people living in one place."
He said 2,534 villas were breaching the occupancy law, which was introduced in 2011 and implemented early last year after a grace period.
No more than six unrelated adults may live in one independent villa. There are no restrictions on individual families in villas and children under 18 and household staff are exempt.
"The law never stated that bachelors should not live in one villa," said Mr Al Hashmi. "But there is a maximum of six. Not up to 60 in one villa. This is absurd.
"You cannot just go and build multiple units into an existing structure without a licence.
"The landlords know that is illegal and no licensing will be given to them for a residential unit, which is meant to be for one single family designed from an infrastructure perspective, from a safety perspective and from a public community perspective.
"The law clearly says stick to the number of occupants allowed and the building code clearly states do not do any partitions inside a residential unit without getting permission. And yet, they are still doing it illegally.
"That is why the law detects these violators and there is a fine of up to Dh100,000 that falls to all entities, the landlord, the investor and the tenants."
Notices have been given to all villas currently breaching the law.
"This means, soon after these notices, we are definitely going to evict them and, if they don't do that, we are going to take the landlord, the investor and the tenant to court," Mr Al Hashmi said. "That is each and every tenant, mind you. So if, in a villa, there are 15 people then each and every person will be taken to court."
Although the law does not specify that a notice period has to be given, the municipality has been giving a grace period of up to three months, Mr Al Hashmi said.
"We want to spread awareness that this is bad for you. This law was designed and devised for you, not the municipality," he said. "Any developed country aims at serving the community.
"Alternatives are available but people don't look. They just want the easy way out."
Mr Al Hashmi said that while landlords were at fault for illegally subdividing properties, residents were responsible for ensuring their units were not illegally partitioned.
Residents who suspect buildings are illegally subdivided or are breaching occupancy rules should contact the municipality on 800 222 220.
jbell@thenational.ae
Ms Yang's top tips for parents new to the UAE
- Join parent networks
- Look beyond school fees
- Keep an open mind
Formula Middle East Calendar (Formula Regional and Formula 4)
Round 1: January 17-19, Yas Marina Circuit – Abu Dhabi
Round 2: January 22-23, Yas Marina Circuit – Abu Dhabi
Round 3: February 7-9, Dubai Autodrome – Dubai
Round 4: February 14-16, Yas Marina Circuit – Abu Dhabi
Round 5: February 25-27, Jeddah Corniche Circuit – Saudi Arabia
The specs
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Price: From Dh1.05 million ($286,000)
Sukuk
An Islamic bond structured in a way to generate returns without violating Sharia strictures on prohibition of interest.
KILLING OF QASSEM SULEIMANI
COMPANY PROFILE
Name: Kumulus Water
Started: 2021
Founders: Iheb Triki and Mohamed Ali Abid
Based: Tunisia
Sector: Water technology
Number of staff: 22
Investment raised: $4 million
RESULTS
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Mercer, the investment consulting arm of US services company Marsh & McLennan, expects its wealth division to at least double its assets under management (AUM) in the Middle East as wealth in the region continues to grow despite economic headwinds, a company official said.
Mercer Wealth, which globally has $160 billion in AUM, plans to boost its AUM in the region to $2-$3bn in the next 2-3 years from the present $1bn, said Yasir AbuShaban, a Dubai-based principal with Mercer Wealth.
“Within the next two to three years, we are looking at reaching $2 to $3 billion as a conservative estimate and we do see an opportunity to do so,” said Mr AbuShaban.
Mercer does not directly make investments, but allocates clients’ money they have discretion to, to professional asset managers. They also provide advice to clients.
“We have buying power. We can negotiate on their (client’s) behalf with asset managers to provide them lower fees than they otherwise would have to get on their own,” he added.
Mercer Wealth’s clients include sovereign wealth funds, family offices, and insurance companies among others.
From its office in Dubai, Mercer also looks after Africa, India and Turkey, where they also see opportunity for growth.
Wealth creation in Middle East and Africa (MEA) grew 8.5 per cent to $8.1 trillion last year from $7.5tn in 2015, higher than last year’s global average of 6 per cent and the second-highest growth in a region after Asia-Pacific which grew 9.9 per cent, according to consultancy Boston Consulting Group (BCG). In the region, where wealth grew just 1.9 per cent in 2015 compared with 2014, a pickup in oil prices has helped in wealth generation.
BCG is forecasting MEA wealth will rise to $12tn by 2021, growing at an annual average of 8 per cent.
Drivers of wealth generation in the region will be split evenly between new wealth creation and growth of performance of existing assets, according to BCG.
Another general trend in the region is clients’ looking for a comprehensive approach to investing, according to Mr AbuShaban.
“Institutional investors or some of the families are seeing a slowdown in the available capital they have to invest and in that sense they are looking at optimizing the way they manage their portfolios and making sure they are not investing haphazardly and different parts of their investment are working together,” said Mr AbuShaban.
Some clients also have a higher appetite for risk, given the low interest-rate environment that does not provide enough yield for some institutional investors. These clients are keen to invest in illiquid assets, such as private equity and infrastructure.
“What we have seen is a desire for higher returns in what has been a low-return environment specifically in various fixed income or bonds,” he said.
“In this environment, we have seen a de facto increase in the risk that clients are taking in things like illiquid investments, private equity investments, infrastructure and private debt, those kind of investments were higher illiquidity results in incrementally higher returns.”
The Abu Dhabi Investment Authority, one of the largest sovereign wealth funds, said in its 2016 report that has gradually increased its exposure in direct private equity and private credit transactions, mainly in Asian markets and especially in China and India. The authority’s private equity department focused on structured equities owing to “their defensive characteristics.”
What it means to be a conservationist
Who is Enric Sala?
Enric Sala is an expert on marine conservation and is currently the National Geographic Society's Explorer-in-Residence. His love of the sea started with his childhood in Spain, inspired by the example of the legendary diver Jacques Cousteau. He has been a university professor of Oceanography in the US, as well as working at the Spanish National Council for Scientific Research and is a member of the World Economic Forum’s Global Future Council on Biodiversity and the Bio-Economy. He has dedicated his life to protecting life in the oceans. Enric describes himself as a flexitarian who only eats meat occasionally.
What is biodiversity?
According to the United Nations Environment Programme, all life on earth – including in its forests and oceans – forms a “rich tapestry of interconnecting and interdependent forces”. Biodiversity on earth today is the product of four billion years of evolution and consists of many millions of distinct biological species. The term ‘biodiversity’ is relatively new, popularised since the 1980s and coinciding with an understanding of the growing threats to the natural world including habitat loss, pollution and climate change. The loss of biodiversity itself is dangerous because it contributes to clean, consistent water flows, food security, protection from floods and storms and a stable climate. The natural world can be an ally in combating global climate change but to do so it must be protected. Nations are working to achieve this, including setting targets to be reached by 2020 for the protection of the natural state of 17 per cent of the land and 10 per cent of the oceans. However, these are well short of what is needed, according to experts, with half the land needed to be in a natural state to help avert disaster.
'Gold'
Director:Anthony Hayes
Stars:Zaf Efron, Anthony Hayes
Rating:3/5
The rules on fostering in the UAE
A foster couple or family must:
- be Muslim, Emirati and be residing in the UAE
- not be younger than 25 years old
- not have been convicted of offences or crimes involving moral turpitude
- be free of infectious diseases or psychological and mental disorders
- have the ability to support its members and the foster child financially
- undertake to treat and raise the child in a proper manner and take care of his or her health and well-being
- A single, divorced or widowed Muslim Emirati female, residing in the UAE may apply to foster a child if she is at least 30 years old and able to support the child financially