We have a good landlord who needs to sell the villa we are renting. He has now found a buyer and has asked if we can move out by the end of June, as the new buyer wants to live in the property once they have ownership. Our contract ends in October. Do we have to move out straight away? Can we stay until our contract ends? Are we allowed to stay on any longer once our contract ends?
We really like the house and have invested our own money into landscaping the garden. Now it seems we will have to move sooner than we had planned, pay to repaint the villa and have unexpected moving costs and fees. The landlord has been very decent and genuinely needs to sell. What do you advise us to do? JA, Dubai
The first thing to point out is that neither the landlord or the buyer can evict you without your consent. In fact the new owner can only take possession of the property from you after he/she has given you a 12-month written notice to vacate. The buyer has to comply with your current tenancy agreement in its entirety, it cannot be altered until renewal and then only by giving you 90-day notice prior to the expiration. These changes, if any, also have to be agreed upon by all parties.
Law 26 of 2007 is the law that governs the relationship between landlords and tenants in the emirate of Dubai. This law was amended by Law 33 of 2008 which states that the landlord cannot evict a tenant unless he plans to use the property himself, or for his next of kin of first-degree, by giving a 12-month written notice to vacate, which must be sent via notary public or registered mail.
There are 3 other ways a landlord can evict a tenant, always by giving the 12 months written notice: 1. If the landlord wishes to sell; 2. If the property requires extensive modernisation which would prevent a tenant from living in the premises whilst the works are carried out; 3. If the property requires demolition. For these last two points written approvals from competent authorities are also required.
This notice is supposed to be served upon expiry of your tenancy agreement, so in fact you should be able to stay in the property for one more term. Some landlords, however, do not wait to serve the notice at the expiry of the current contract and in some cases the judges at the Rental Dispute Settlement Committee uphold this timing. It all depends upon their interpretation of the law at the time of any case brought to them.
In simple terms, if the new landlord were to serve you this notice when he officially becomes the owner in, let's say, a few weeks time, you would have to vacate 12 months from that date. If, however, he serves the notice upon expiry of your current agreement, you would then have to vacate the property at the end of October 2021.
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
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UAE currency: the story behind the money in your pockets
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”.
The Bio
Ram Buxani earned a salary of 125 rupees per month in 1959
Indian currency was then legal tender in the Trucial States.
He received the wages plus food, accommodation, a haircut and cinema ticket twice a month and actuals for shaving and laundry expenses
Buxani followed in his father’s footsteps when he applied for a job overseas
His father Jivat Ram worked in general merchandize store in Gibraltar and the Canary Islands in the early 1930s
Buxani grew the UAE business over several sectors from retail to financial services but is attached to the original textile business
He talks in detail about natural fibres, the texture of cloth, mirrorwork and embroidery
Buxani lives by a simple philosophy – do good to all
UAE currency: the story behind the money in your pockets
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Iron Man
Reduced risk of dementia
Alcohol consumption could be an issue
Hulk
Cardiac disease, stroke and dementia from high heart rate
Spider-Man
Agility reduces risk of falls
Increased risk of obesity and mental health issues
Black Panther
Vegetarian diet reduces obesity
Unknown risks of potion drinking
Black Widow
Childhood traumas increase risk of mental illnesses
Thor
He's a god
UK-EU trade at a glance
EU fishing vessels guaranteed access to UK waters for 12 years
Co-operation on security initiatives and procurement of defence products
Youth experience scheme to work, study or volunteer in UK and EU countries
Smoother border management with use of e-gates
Cutting red tape on import and export of food
MATCH INFO
Real Madrid 2 (Benzema 13', Kroos 28')
Barcelona 1 (Mingueza 60')
Red card: Casemiro (Real Madrid)
Frankenstein in Baghdad
Ahmed Saadawi
Penguin Press
Killing of Qassem Suleimani
BMW M5 specs
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Power: 727hp
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Company profile
Name: Tratok Portal
Founded: 2017
Based: UAE
Sector: Travel & tourism
Size: 36 employees
Funding: Privately funded
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What is the FNC?
The Federal National Council is one of five federal authorities established by the UAE constitution. It held its first session on December 2, 1972, a year to the day after Federation.
It has 40 members, eight of whom are women. The members represent the UAE population through each of the emirates. Abu Dhabi and Dubai have eight members each, Sharjah and Ras al Khaimah six, and Ajman, Fujairah and Umm Al Quwain have four.
They bring Emirati issues to the council for debate and put those concerns to ministers summoned for questioning.
The FNC’s main functions include passing, amending or rejecting federal draft laws, discussing international treaties and agreements, and offering recommendations on general subjects raised during sessions.
Federal draft laws must first pass through the FNC for recommendations when members can amend the laws to suit the needs of citizens. The draft laws are then forwarded to the Cabinet for consideration and approval.
Since 2006, half of the members have been elected by UAE citizens to serve four-year terms and the other half are appointed by the Ruler’s Courts of the seven emirates.
In the 2015 elections, 78 of the 252 candidates were women. Women also represented 48 per cent of all voters and 67 per cent of the voters were under the age of 40.
MATCH INFO
Euro 2020 qualifier
Ukraine 2 (Yaremchuk 06', Yarmolenko 27')
Portugal 1 (Ronaldo 72' pen)
Premier Futsal 2017 Finals
Al Wasl Football Club; six teams, five-a-side
Delhi Dragons: Ronaldinho
Bengaluru Royals: Paul Scholes
Mumbai Warriors: Ryan Giggs
Chennai Ginghams: Hernan Crespo
Telugu Tigers: Deco
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The five pillars of Islam
SPECS
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Labour dispute
The insured employee may still file an ILOE claim even if a labour dispute is ongoing post termination, but the insurer may suspend or reject payment, until the courts resolve the dispute, especially if the reason for termination is contested. The outcome of the labour court proceedings can directly affect eligibility.
- Abdullah Ishnaneh, Partner, BSA Law
