I’m a tenant in Dubai and my landlord wants to sell the apartment. I think he has already sold the property or is almost about to finish the sales process.
He wanted me to vacate the apartment at the end of my tenancy contract in November 2021. He called me 90 days before the contract expiry, but I did not want to move out as I could not find a new apartment in such a short period of time as I was overseas.
He then sent me the 12-month legal notice in July, saying he does not want to renew the tenancy contract.
Now, the real estate broker who sold the apartment and the owner are putting pressure on me asking me to tell them if I intend to renew the contract or whether I will leave next July.
The landlord also threatened to significantly increase my rent. If he did not send me a 90-day notice to make any changes to the tenancy contract, is he entitled to increase rent? Can you advise? FR, Dubai
A landlord can only request an eviction of their tenant for the following reasons:
- If the landlord wishes to sell the property;
- If the landlord wishes to use the property himself or by a first degree relative;
- If the property requires extensive modernisation that would prove difficult for an existing tenant to stay during the renovation;
- If the property requires demolition.
For all of these reasons, a written 12-month notice has to be sent to the tenant via registered mail or notary public. The notice should be served upon expiry of your current tenancy agreement.
You confirmed that your landlord served you the 12-month notice to vacate from July this year. Therefore, all things being considered, you will have to vacate in July 2022.
There are, however, a few points to consider before doing this. If you decide to contest the eviction, you should open a case at the Rental Dispute Settlement Committee at the Dubai Land Department in Deira.
The new landlord cannot increase your current rent unless the Real Estate Regulatory Agency’s Rental Calculator states this is allowed
Mario Volpi
If the new buyer is an owner-occupier, some judges in the past have requested the new owner serve their own 12-month notice in addition to the one issued by the current landlord. This could extend your stay, but only if a judge rules in your favour.
If the buyer is an investor, your present tenancy contract is valid, including all the existing terms and conditions, and therefore the buyer cannot request you to leave as this is not allowed.
It is important to note the new landlord cannot increase your current rent unless the Real Estate Regulatory Agency’s Rental Calculator states this is allowed. You can find details of the Rera Rental Calculator by visiting the DLD website or downloading the Dubai Rest app.
Unless the new landlord has given you at least 90 days’ notice, no alterations can be made to your existing tenancy contract. If the landlord insists on new changes, these have to be mutually agreed.
There has been a water leak in the apartment above mine for the past two weeks and it is causing damage in my apartment.
The property management company acknowledged there is a water leak, but said they cannot disconnect the water supply until they receive approval from the owner of the apartment above mine. However, he is not responding.
I have launched a formal complaint with the DLD. What else can I do? Should I approach a legal company to help me? HM, Dubai
The building management can turn the water supply off. There is a difference between turning off the water supply and disconnecting it. If the leakage is causing damage elsewhere, this is a relatively simple procedure.
If you have lodged a formal complaint with Rera, the only other thing you can do is to keep trying to get the building management to see sense. It might help if you suggest you could possibly cover any additional costs related to this action.
Mario Volpi is the sales and leasing manager at Engel & Volkers. He has worked in the property sector for more than 35 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
World Cricket League Division 2
In Windhoek, Namibia - Top two teams qualify for the World Cup Qualifier in Zimbabwe, which starts on March 4.
UAE fixtures
Thursday February 8, v Kenya; Friday February 9, v Canada; Sunday February 11, v Nepal; Monday February 12, v Oman; Wednesday February 14, v Namibia; Thursday February 15, final
Killing of Qassem Suleimani
Killing of Qassem Suleimani
The biog
Name: Shamsa Hassan Safar
Nationality: Emirati
Education: Degree in emergency medical services at Higher Colleges of Technology
Favourite book: Between two hearts- Arabic novels
Favourite music: Mohammed Abdu and modern Arabic songs
Favourite way to spend time off: Family visits and spending time with friends
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Silent Hill f
Publisher: Konami
Platforms: PlayStation 5, Xbox Series X/S, PC
Rating: 4.5/5
Why your domicile status is important
Your UK residence status is assessed using the statutory residence test. While your residence status – ie where you live - is assessed every year, your domicile status is assessed over your lifetime.
Your domicile of origin generally comes from your parents and if your parents were not married, then it is decided by your father. Your domicile is generally the country your father considered his permanent home when you were born.
UK residents who have their permanent home ("domicile") outside the UK may not have to pay UK tax on foreign income. For example, they do not pay tax on foreign income or gains if they are less than £2,000 in the tax year and do not transfer that gain to a UK bank account.
A UK-domiciled person, however, is liable for UK tax on their worldwide income and gains when they are resident in the UK.
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The specs
Engine: 2-litre 4-cylinder and 3.6-litre 6-cylinder
Power: 220 and 280 horsepower
Torque: 350 and 360Nm
Transmission: eight-speed automatic
Price: from Dh136,521 VAT and Dh166,464 VAT
On sale: now
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Who was Alfred Nobel?
The Nobel Prize was created by wealthy Swedish chemist and entrepreneur Alfred Nobel.
- In his will he dictated that the bulk of his estate should be used to fund "prizes to those who, during the preceding year, have conferred the greatest benefit to humankind".
- Nobel is best known as the inventor of dynamite, but also wrote poetry and drama and could speak Russian, French, English and German by the age of 17. The five original prize categories reflect the interests closest to his heart.
- Nobel died in 1896 but it took until 1901, following a legal battle over his will, before the first prizes were awarded.
Janet Yellen's Firsts
- In 2014, she became the first woman to lead the US Federal Reserve
- In 1999, she became the first female chair of the White House Council of Economic Advisers
EXPATS
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Who has been sanctioned?
Daniella Weiss and Nachala
Described as 'the grandmother of the settler movement', she has encouraged the expansion of settlements for decades. The 79 year old leads radical settler movement Nachala, whose aim is for Israel to annex Gaza and the occupied West Bank, where it helps settlers built outposts.
Harel Libi & Libi Construction and Infrastructure
Libi has been involved in threatening and perpetuating acts of aggression and violence against Palestinians. His firm has provided logistical and financial support for the establishment of illegal outposts.
Zohar Sabah
Runs a settler outpost named Zohar’s Farm and has previously faced charges of violence against Palestinians. He was indicted by Israel’s State Attorney’s Office in September for allegedly participating in a violent attack against Palestinians and activists in the West Bank village of Muarrajat.
Coco’s Farm and Neria’s Farm
These are illegal outposts in the West Bank, which are at the vanguard of the settler movement. According to the UK, they are associated with people who have been involved in enabling, inciting, promoting or providing support for activities that amount to “serious abuse”.
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The specs: 2018 Nissan Altima
Price, base / as tested: Dh78,000 / Dh97,650
Engine: 2.5-litre in-line four-cylinder
Power: 182hp @ 6,000rpm
Torque: 244Nm @ 4,000rpm
Transmission: Continuously variable tranmission
Fuel consumption, combined: 7.6L / 100km
