Question: I recently renewed my lease for an apartment in Dubai. This is a new community and construction work has started on a new building on the neighbouring plot of land.
However, the construction noise is deafening and our building is shaking due to the impact. They continue the work until late at night.
I am worried for our safety. Despite repeated complaints with the site staff, there has been no respite.
Is the building landlord responsible to make sure we are guaranteed a peaceful atmosphere to live in since we pay our rent on time?
Who can I lodge an official complaint with? RK, Dubai
Answer: As Dubai continues its growth by launching and delivering new projects, the threat of construction noise can be a real problem for other residents.
The Dubai government has allowed construction work to go round the clock to support businesses. However, companies may have to apply for a special permit before starting work at night.
Construction sites are allowed to work normally during certain hours, but if they do not follow these rules and you are disturbed from 8pm to 6am on weekdays and 8pm to 7am on weekends, you can complain to Dubai Municipality.
It is important to know that this is for residential areas only and not for gated communities or private compounds.
The noise should be no more than 55 decibels, so if it is higher, you can complain through the Dubai Municipality app.
There are five easy steps to do this:
1. Tap services
2. Go to building construction and then choose report construction noise
3. Upload a video or pictures and mention the noise
4. Enter the location of the construction site
5. Press proceed
The municipality will visit the site and try to resolve the issue. If the noise persists, the company will be fined by the municipality.
Your landlord is responsible for you as the tenant and you pay your rent in exchange for “quiet enjoyment” of the property.
If dealing directly with the construction site has not helped you, your only other recourse would be to speak to your landlord to seek compensation, but this route is difficult because, ultimately, the landlord will say he/she cannot do anything.
If this proves to be the case, a civil case would be your last resort, but it can be time-consuming and costly and I cannot guarantee the outcome.
Therefore, it is always best to try to resolve things amicably.
Q: My tenancy contract is up for renewal and it seems to be a trend that landlords are asking for much more than what the Real Estate Regulatory Authority calculator says.
I have not received a rent increase notice in writing with 90 days’ notice, but the agent has reached out to me on WhatsApp saying the landlord wants to increase the rent and the amount is above 10 per cent.
The 90-day notice period is about to expire in one day. Do they have to formally write me a letter to notify me and should not both parties agree to the new terms for this to take effect? Does asking on WhatsApp hold up?
Also, the agent said he would come to me in a few days to draw up the contract and wants me to pay the full amount. This is more than two months before the contract end date. Is this normal?
The agent has also asked for Dh2,500 ($680) in agency fees and Dh500 in administration charges. Please advise me if this is permissible. UL, Dubai
A: In any rising market, it is normal for a landlord to try to get as much of an increase in rent as possible. The reason for this is the disparity between the rental price of a vacant apartment compared with the value of rent for the same apartment with a tenant in situ.
Emaar Properties reveals two Dubai megaprojects worth $26 billion - in pictures
In order to make any changes to a renewal contract, it is necessary to communicate those changes in writing at least 90 days before the expiration of the tenancy.
Email is preferable but WhatsApp communication is also allowed, so the landlord did communicate in time in your case.
The increase (which is a change of terms to the first contract) has to be in line with what the Rera rental calculator states is allowed. It cannot just be any arbitrary figure that the landlord fancies.
The contract can be drawn up early, in readiness for the renewal, and the cheques can also be collected, but the dates on the cheques should be in line with the contract date, not two months before.
Agents are also entitled to an administration fee to draw up the renewal contract and collect the cheques, but this fee is normally only Dh1,000 ($272.30).
The amount your agent is requesting seems a little excessive, given the work needed to complete the renewal, so I would contest this.
Mario Volpi is head of brokerage at Novvi Properties and has worked in the property sector for 40 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@novviproperties.com
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2020 Oscars winners: in numbers
- Parasite – 4
- 1917– 3
- Ford v Ferrari – 2
- Joker – 2
- Once Upon a Time ... in Hollywood – 2
- American Factory – 1
- Bombshell – 1
- Hair Love – 1
- Jojo Rabbit – 1
- Judy – 1
- Little Women – 1
- Learning to Skateboard in a Warzone (If You're a Girl) – 1
- Marriage Story – 1
- Rocketman – 1
- The Neighbors' Window – 1
- Toy Story 4 – 1
Williams at Wimbledon
Venus Williams - 5 titles (2000, 2001, 2005, 2007 and 2008)
Serena Williams - 7 titles (2002, 2003, 2009, 2010, 2012, 2015 and 2016)
What vitamins do we know are beneficial for living in the UAE
Vitamin D: Highly relevant in the UAE due to limited sun exposure; supports bone health, immunity and mood.
Vitamin B12: Important for nerve health and energy production, especially for vegetarians, vegans and individuals with absorption issues.
Iron: Useful only when deficiency or anaemia is confirmed; helps reduce fatigue and support immunity.
Omega-3 (EPA/DHA): Supports heart health and reduces inflammation, especially for those who consume little fish.
SPEC%20SHEET
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10 tips for entry-level job seekers
- Have an up-to-date, professional LinkedIn profile. If you don’t have a LinkedIn account, set one up today. Avoid poor-quality profile pictures with distracting backgrounds. Include a professional summary and begin to grow your network.
- Keep track of the job trends in your sector through the news. Apply for job alerts at your dream organisations and the types of jobs you want – LinkedIn uses AI to share similar relevant jobs based on your selections.
- Double check that you’ve highlighted relevant skills on your resume and LinkedIn profile.
- For most entry-level jobs, your resume will first be filtered by an applicant tracking system for keywords. Look closely at the description of the job you are applying for and mirror the language as much as possible (while being honest and accurate about your skills and experience).
- Keep your CV professional and in a simple format – make sure you tailor your cover letter and application to the company and role.
- Go online and look for details on job specifications for your target position. Make a list of skills required and set yourself some learning goals to tick off all the necessary skills one by one.
- Don’t be afraid to reach outside your immediate friends and family to other acquaintances and let them know you are looking for new opportunities.
- Make sure you’ve set your LinkedIn profile to signal that you are “open to opportunities”. Also be sure to use LinkedIn to search for people who are still actively hiring by searching for those that have the headline “I’m hiring” or “We’re hiring” in their profile.
- Prepare for online interviews using mock interview tools. Even before landing interviews, it can be useful to start practising.
- Be professional and patient. Always be professional with whoever you are interacting with throughout your search process, this will be remembered. You need to be patient, dedicated and not give up on your search. Candidates need to make sure they are following up appropriately for roles they have applied.
Arda Atalay, head of Mena private sector at LinkedIn Talent Solutions, Rudy Bier, managing partner of Kinetic Business Solutions and Ben Kinerman Daltrey, co-founder of KinFitz
Seven tips from Emirates NBD
1. Never respond to e-mails, calls or messages asking for account, card or internet banking details
2. Never store a card PIN (personal identification number) in your mobile or in your wallet
3. Ensure online shopping websites are secure and verified before providing card details
4. Change passwords periodically as a precautionary measure
5. Never share authentication data such as passwords, card PINs and OTPs (one-time passwords) with third parties
6. Track bank notifications regarding transaction discrepancies
7. Report lost or stolen debit and credit cards immediately
THE%20FLASH
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Living in...
This article is part of a guide on where to live in the UAE. Our reporters will profile some of the country’s most desirable districts, provide an estimate of rental prices and introduce you to some of the residents who call each area home.
UAE currency: the story behind the money in your pockets
Racecard
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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”.
Sukuk explained
Sukuk are Sharia-compliant financial certificates issued by governments, corporates and other entities. While as an asset class they resemble conventional bonds, there are some significant differences. As interest is prohibited under Sharia, sukuk must contain an underlying transaction, for example a leaseback agreement, and the income that is paid to investors is generated by the underlying asset. Investors must also be prepared to share in both the profits and losses of an enterprise. Nevertheless, sukuk are similar to conventional bonds in that they provide regular payments, and are considered less risky than equities. Most investors would not buy sukuk directly due to high minimum subscriptions, but invest via funds.
COMPANY PROFILE
Founders: Alhaan Ahmed, Alyina Ahmed and Maximo Tettamanzi
Total funding: Self funded
The%20specs
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The specs
Engine: Two permanent-magnet synchronous AC motors
Transmission: two-speed
Power: 671hp
Torque: 849Nm
Range: 456km
Price: from Dh437,900
On sale: now