Renting in Dubai: What Circumstances Can Landlords Request Early Tenant Vacancy?

To Oversee The Rental Market, The Dubai Authorities Have Implemented Legislation To Ensure The Protection Of Rights For Individuals, Investors, And Real Estate Firms.

Since more than two years ago, rents in Dubai have been rising as the population of the emirate has risen to 3.616 million. To ensure the regulation of Dubai's rental market, the Dubai government has introduced a set of laws designed to safeguard the rights of individuals, investors, and real estate companies. For instance, Decree No. 43 of 2013, which addresses Rent Increases for Properties in Dubai, governs the landlord-tenant relationship. This legislation also establishes rent benchmarks based on an index approved by the Real Estate Regulatory Agency in the Emirate of Dubai.

To effectively enforce these rental laws and facilitate the resolution of rental disputes in a manner that promotes justice, streamlines procedures, and expedites judgment issuance, the Rental Dispute Settlement Centre (RDC) was established. The RDC plays a pivotal role in fostering social stability for families in lease agreements and enhancing economic stability for all investors, including those involved in the real estate rental sector.

Either the renter or the landlord must register the lease via the Real Estate Regulatory Authority (RERA), according to attorney Mohammad Abdul Rahman of Galadari Advocates and Legal Consultants. The agreement will automatically renew for another year with the same terms if the lease expires. In addition, the tenant stays in the rented space without the landlord objecting.

Circumstances in Which Landlord May Request

Abdul Rahman, in accordance with Dubai's legal provisions, outlines several circumstances in which a landlord may request a tenant to vacate the property before the agreed lease term expires:

• Non-payment of rent, or any portion of it, within 30 days from the date of notification, unless both parties agree otherwise.
• Subleasing the property without obtaining the landlord's consent.
• Using the property for unlawful purposes or in violation of public order and morals.
• Implementing changes to the property that jeopardize its safety or cause damage.
• When the property is at risk of imminent collapse.
• Demolishing the property for urban development purposes as authorized by competent authorities.
• In certain cases, the landlord may request the tenant to vacate the premises 12 months before the planned departure date. This request must be formally conveyed to the tenant through a notary or registered mail, accompanied by valid reasons:
• The owner's intention is to demolish and subsequently rebuild the property, with priority given to the tenant's return.
• Property renovations that cannot be carried out with the tenant in residence.
• The owner's desire to use the property for personal purposes or for the immediate family.
• Notably, the law specifies that the landlord cannot disconnect essential services from the property, making it challenging for the tenant to use the premises.

Furthermore, the tenant's primary obligations as outlined by the law are as follows:

• Fulfilling rent payment obligations.
• Maintaining the property in good condition.
• Seeking permission from the landlord before making any alterations or conducting maintenance on the property.
• Returning the property in the same condition as when initially received at the end of the lease.
• Obtaining written consent from the lessor before assigning or subleasing the property to a third party.