Guides

---

One of the great things about living in Dubai is that the choice of accommodation is hugely varied with massive variations in rental prices. This means that we can experience living in villas, high rise apartment blocks, low rise apartment blocks, hotel apartments and serviced apartments. Obviously, cost is important and in previous years, when rents were shooting up, tenants moved to cheaper areas. Now, with RERA’s Rental Calculator everyone has the opportunity to stay put and not pay exorbitant rental price increases. Our Dubai Sherpas are here to guide you on what’s important when it comes to your tenancy contract renewal.

Some landlords and agents seem to think that tenants are in a weak position. The latest story we heard (and we have it in writing) is from a real estate agent, properly listed in the RERA brokers’ list, who sent an email to a tenant asking him to leave when his lease expires (in September 2014). The tenant contacted Dubai Survival Guide.

We explained that the landlord was required to provide a proper 12 month notification, typed in the correct format and giving one of the four reasons for his request. After asking for this from the landlord the tenant was sent an email stating ‘Please be inform that we contact RERA / Land department, and we learned that there is no format of eviction notice’. This from a trained and registered real estate broker!

In essence, the landlord cannot just throw you out. There have been other cases where the landlord has actually changed the locks! Of course, the police were called. Reminder – always change the locks when you first take entry. This is a very simple procedure and can be done by anyone – all you need is a new lock barrel (between AED 30 and AED 80 depending on where you shop) and a star (also known as a Philips) screwdriver. Then with a teeny weeny bit of common sense you can change the lock.

Dubai Survival Guide want to help everyone appreciate, understand and carry through the rules and regulations which are in place for us all to have an enjoyable stay in Dubai when living and working here.

Keep copies of all correspondence. If you need to take your case to RERA or Dubai Rental Dispute Centre, having a strong paper trail as well as a note of any phone calls will help you put together a strong case.

Rule No 1
If you are a tenant and wish to leave the property when the contract expires contact the landlord at least 90 days in advance of expiry of your tenancy contract. Count these days properly and keep a record of any correspondence. Giving 90 days notice before the tenancy contract renewal allows time for the landlord to understand your position, i.e. you will be leaving the property at the end of the tenancy contract. The landlord will also wish to market the property and your tenancy contract will state access arrangements. Ensure you are in the property during any viewings unless you absolutely and utterly trust the agent, having worked with him/her in the past.

Rule No 2
The landlord must give you 12 months’ written notice to leave the property. This is non-negotiable. The tenancy contract renewal must be respected. There are only 4 reasons which are acceptable to RERA. (Real Estate Regulatory Agency.)

Rule No 3
The landlord must give the tenant 90 days notice of any increase in rent or any other change in the terms of the tenancy contract. With RERA’s great rental calculator you can double check his/her expectancy of rental increase, if any. You can then reply to the landlord and confirm whether you will accept the higher/lower (unusual!) rent or whether you would like to negotiate the rental price.

Rule No 4
We have come across many different variations on the one theme – ‘we want the flat/villa back’. Reasons given by landlords and agents are also as varied but there is no need for tenants to accept the word of the landlord. There is help out there.

Rule No 5
Do not sign any letter produced by the landlord or his agent which states you are going to leave the property. Always check with RERA or send it to us and we’ll call RERA on your behalf.

Rule No 6
The words ‘non negotiable’ or ‘not negotiable’ are often stamped across a tenancy contract. This phrase is not a legal notification and all contracts can be extended for another year.

Rule No 7
If the tenant, the landlord or the landlord’s agent gives no notice to renew the tenancy contract it will stand ‘as is’ for the following year. Nothing changes. The rent or any of the conditions remain the same as the previous year. So, basically the onus is on the landlord to renew the contract.

Rule No 8
A tenant is not required to renew DEWA (Dubai Electricity & Water Authority) every year and when the tenant leaves the property he/she should give the landlord or his/her agent a copy of the DEWA final bill.

Rule No 9
An Ejari certificate is an annual requirement. Once you have renewed your tenancy contract visit your local Ejari typing centre with the required documents to ensure you have an Ejari certificate which is mandatory.

---

« Back to Dubai Sherpas