The city of Dubai has always been synonymous with rental residencies. With a majority of the UAE residents being expats, most of them resort to leased residential properties. As such, tenancy issues are quite prevalent in Dubai. It is not always the landlords harassing the tenants, a fair share of cases have the tenants giving sleepless nights to the landlords. If you are a property owner facing such issues, this article can guide you on dealing with problematic tenants.
Common Issues that Landlords Face in Dubai
Before we delve into the actionable steps to take to resolve tenancy issues, let us first explore the common troubles that landlords face in Dubai.
1. Unauthorized modifications to the property
Conventionally, tenants in Dubai are required to obtain the consent of the landlord before they can make any alterations to the property. Such changes can influence the property’s values and safety standards.
2. Unauthorized subleasing
Subleasing is a common practice in Dubai. As an example, many tenants sublease the apartments for sharing the rental expenses with the subtenant. Some tenants also create partition rooms and bed spaces within the property. However, subleasing can legally be done only with the consent of the tenant. Often it is seen that tenants sublease the property without obtaining prior consent from the landlord.
3. Delayed payment or non-payment of rent
The tenant may not adhere to the payment terms that are agreed upon. If a tenant does not make timely payments, or is unable to make the payments at all, it can cause significant financial issues for the landlord, especially if the property is bought on a mortgage.
4. Non-compliance with the tenancy contract
A tenant may repeatedly breach the tenancy contract. As an example, the tenant may keep pets or smoke within the apartment, practices that are not permitted within the tenancy agreement.
5. Causing damage to the property
A tenant causing significant damage to the property, either intentionally or due to negligence, is a landlord’s worst fear. Any damage to the walls, the electrical appliances, plumbing, or the main structure, can be a financial burden for the landlord.
6. Unruly behavior by tenants
There have been numerous cases where landlords have failed to conduct proper background checks of the tenant before letting their property, only to later regret their decision because of their problematic behavior. Examples of such unethical behavior can involve late-night parties, disputes with neighbors, and unhygienic living. Such tenants can be a nightmare for any landlord.
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Steps to Deal with Problematic Tenants in Dubai
Below we have given you the actionable steps that you can follow to tackle tenant-related issues in Dubai.
1. Review the Tenancy Contract
Before proceeding with any legal action, it is advisable to ensure if the tenant has actually breached any tenancy terms given in the contract. For this purpose, you must carefully review the contract that was signed. You may consider getting a legal consultation for better advice.
2. Attempt to Amicably Resolve Issues
Try to have a word with your tenant. You may explain the issue to the tenant and what you expect from him/her to resolve the issue. Attempt to find common ground. An issue that can be resolved amicably will save you the hassle of doing it the legal way.
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3. Filing an Eviction Notice
You can legally serve an eviction notice to a tenant on the following grounds:
1. Not making timely rent payments
2. Damaging the property
3. Subleasing without your consent
4. You wish to occupy the property yourself
Such a notice must be drafted through a professional legal service, and must be sent to the tenant via courier after notarizing from the Dubai Courts.
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One must bear in mind that filing an eviction notice in Dubai does not mean the end of your dispute. In certain cases, you may have to file a case with the Rental Dispute Settlement Centre (RDSC). As an example, even if you evict a tenant for non-payment of rent, you may still have to file a complaint to claim the amount.
Notice period for Vacating a Property in Dubai
The notice period for vacating a property depends on the reason for eviction. As an example, in cases of property damage, the tenant is required to vacate the property within a 30-day period. On the other hand, if you wish to move into the property yourself, you can hand in a 12-month eviction notice.
Frequently Asked Questions
1. What are the steps to register a complaint with the Rental Dispute Settlement Centre (RDSC)
The following are the steps that need to be taken for filing cases against non-compliant tenants in Dubai:
1. Make the filing payment
2. Attend the hearing
3. Register an execution case with Dubai Courts
2. Is it necessary to notarize an eviction notice in Dubai?
Yes, the eviction notice must be notarized by the Dubai Courts Notary Public.
