My tenant says his wife is concerned about security in their villa. It's a 12-year-old villa and there have been no burglaries in the time I have owned it, which is the last six years. However, they are demanding extra bolts on the inside of the front door and the door to the garden. Am I liable to pay for this? TC, Abu Dhabi
What your tenants are asking for falls into the category of making them feel safe in their home. The fact that there have been no instances of burglaries or break-ins in the area is not actually the point, the sentiment of your tenants ought to be important to you as the landlord and their well-being should be in your interests.
In response to your question, "are you solely responsible to pay for this?", my answer would be, not necessarily but I do believe it ought to be in your interest to (at the very least) contribute. This will go a long way in your landlord tenant relationship.
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Read more from Mario Volpi:
Homefront: 'How do I get the best deal if I'm breaking my apartment lease early?'
Homefront: Can I use a power of attorney to sell my Abu Dhabi apartment?
Homefront: Can a developer fine me for late payment a year after handover?
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I have an issue with noisy air conditioning in my rented apartment in Dubai. I recorded a video clip of the noise, and the chief engineer I work with believes it is an issue with bolts around the fan belt. My contract specifies that minor maintenance must be taken care of by the tenant and major maintenance by the landlord, which includes drainage, AC, electrical, etc. Does the issue with the AC have to be of a certain monetary amount before it becomes the landlord's responsibility? My landlord does not want to repair it and says it is down to me. The same thing happened about two-and-a-half years ago but he agreed to pay for the repair then. The contract has not changed since then and I have never been issued with any changes. Can I also check if it is legal for agents to charge renewal fees over Dh160? I have been charged Dh750 for each annual renewal, however, I have never been issued with a receipt for this. SR, Dubai
With reference to the maintenance, it is the norm for landlords to take care of a property's major maintenance and the tenant to be responsible for any minor repairs. The discrepancy lies when there is no monetary value placed on the contract defining what is major or minor. The industry norm seems to be that major is often regarded by any single maintenance expenditure of Dh500 or more and minor under Dh500. That said, it is important that this is defined at the start of any tenancy and placed in writing to avoid any awkward discussions later.
In your case, your contract states maintenance of the AC is the landlord's responsibility so I would press the owner to deal with this as before. Given that nothing has changed in the contract, he should continue to rectify the issue as he did in the past.
With reference to the renewal fees for the agent, the Real Estate Regulatory Agency states that this is not allowed, however, if you are going to renew the contract and you do so using the services of an agent/agency, it is perfectly reasonable for them to charge for the work involved. I would not however go ahead with the payment, which incidentally is normally between Dh500 to Dh1,000, without the issue of a receipt. I would state this to the agent, that you are perfectly OK with the payment but not without the receipt. I suspect that in the past, he has pocketed this sum and not informed his company which is against any company policy.
Mario Volpi is the sales and leasing manager at Engel & Volkers. He has worked in the property sector for 34 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
You Were Never Really Here
Director: Lynne Ramsay
Starring: Joaquim Phoenix, Ekaterina Samsonov
Four stars
COMPANY PROFILE
Founders: Alhaan Ahmed, Alyina Ahmed and Maximo Tettamanzi
Total funding: Self funded
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EMIRATES'S%20REVISED%20A350%20DEPLOYMENT%20SCHEDULE
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SHAITTAN
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The specs
Engine: 1.5-litre turbo
Power: 181hp
Torque: 230Nm
Transmission: 6-speed automatic
Starting price: Dh79,000
On sale: Now
Blackpink World Tour [Born Pink] In Cinemas
Starring: Rose, Jisoo, Jennie, Lisa
Directors: Min Geun, Oh Yoon-Dong
Rating: 3/5
COMPANY%20PROFILE%20
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Mental%20health%20support%20in%20the%20UAE
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The Perfect Couple
Starring: Nicole Kidman, Liev Schreiber, Jack Reynor
Creator: Jenna Lamia
Rating: 3/5
Company%20profile
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SPECS
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Israel Palestine on Swedish TV 1958-1989
Director: Goran Hugo Olsson
Rating: 5/5
Our family matters legal consultant
Name: Hassan Mohsen Elhais
Position: legal consultant with Al Rowaad Advocates and Legal Consultants.
UAE v Gibraltar
What: International friendly
When: 7pm kick off
Where: Rugby Park, Dubai Sports City
Admission: Free
Online: The match will be broadcast live on Dubai Exiles’ Facebook page
UAE squad: Lucas Waddington (Dubai Exiles), Gio Fourie (Exiles), Craig Nutt (Abu Dhabi Harlequins), Phil Brady (Harlequins), Daniel Perry (Dubai Hurricanes), Esekaia Dranibota (Harlequins), Matt Mills (Exiles), Jaen Botes (Exiles), Kristian Stinson (Exiles), Murray Reason (Abu Dhabi Saracens), Dave Knight (Hurricanes), Ross Samson (Jebel Ali Dragons), DuRandt Gerber (Exiles), Saki Naisau (Dragons), Andrew Powell (Hurricanes), Emosi Vacanau (Harlequins), Niko Volavola (Dragons), Matt Richards (Dragons), Luke Stevenson (Harlequins), Josh Ives (Dubai Sports City Eagles), Sean Stevens (Saracens), Thinus Steyn (Exiles)
'Skin'
Dir: Guy Nattiv
Starring: Jamie Bell, Danielle McDonald, Bill Camp, Vera Farmiga
Rating: 3.5/5 stars
SPECS
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The specs
Engine: 2.7-litre 4-cylinder Turbomax
Power: 310hp
Torque: 583Nm
Transmission: 8-speed automatic
Price: From Dh192,500
On sale: Now