I own a house in Dubai and have a tenant on a two-year lease agreement that is valid until August 2023.
An addendum in the agreement states that the tenant must use the services of a pool maintenance company at least once a week. However, the maintenance company told me that the tenant does not use them to clean the pool. Instead, he uses a landscaper who prunes trees and picks up leaves from the pool.
A couple of weeks ago, I found the pool to be in a bad state, with less water and the pumps at risk of overheating, among other issues.
I hired a pool cleaning company that identified a leak, which would cost Dh10,000 to fix. I am aware that I need to bear this cost since I am the owner. However, the repair would have cost a fraction of this if the tenant had alerted me earlier.
I asked the tenant to sign a pool maintenance contract and said that he is in breach of our tenancy agreement. But, he is not responding to my messages.
Can I evict the tenant from my property due to non-compliance with the tenancy agreement? MH, Dubai
In theory, you are correct that the tenant has signed the lease agreement and has to abide by clauses in it.
However, technically speaking, what happens during the period of the tenancy does not matter, as long as the property is returned to you at the end of the contract in the same condition as it was at the start.
The tenant is obviously in breach of one of the clauses in the contract. However, as long as the pool is in working order and maintained at the time of the tenant’s departure, there is little you can do.
I would suggest you meet face-to-face with your tenant to explain your point of view and that you expect him to adhere to the terms and conditions of the contract that were agreed while signing the lease.
Alternatively, you can file a case with the Rental Dispute Settlement Committee (RDSC).
My lease agreement ends in August 2022. My landlord sent me a one-year eviction notice in September 2021, stating that they wanted to sell the property.
If my landlord sells the property before September 2022, is the new owner also required to send me a one-year eviction notice if they intend to move into the property?
What happens if the property is sold after September 2022 and I am still renting it? Does this mean that my rental contact will be renewed automatically unless my current landlord wishes to occupy the unit, which is not the case?
Will the new landlord be required to send me a one-year eviction notice when the property is handed over to them? ZD, Dubai
I cannot confirm what might happen if your landlord files a case with the RDSC. This is because the law is not set on precedent.
Any judgment is up to the discretion of the presiding judge at the time of the hearing. However, some judges at the RDSC have said the new buyer would also need to send you a separate 12-month eviction notice, assuming they plan to move into the property themselves.
If the property fails to sell by the time stated, then technically your agreement would automatically renew unless otherwise agreed with your landlord.
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
About Tenderd
Started: May 2018
Founder: Arjun Mohan
Based: Dubai
Size: 23 employees
Funding: Raised $5.8m in a seed fund round in December 2018. Backers include Y Combinator, Beco Capital, Venturesouq, Paul Graham, Peter Thiel, Paul Buchheit, Justin Mateen, Matt Mickiewicz, SOMA, Dynamo and Global Founders Capital
Abu Dhabi racecard
5pm: Maiden (Purebred Arabians); Dh80,000; 1,400m.
5.30pm: Maiden (PA); Dh80,00; 1,400m.
6pm: Sheikh Zayed bin Sultan Al Nahyan National Day Cup (PA); Group 3; Dh500,000; 1,600m.
6.30pm: Sheikh Zayed bin Sultan Al Nahyan National Day Cup (Thoroughbred); Listed; Dh380,000; 1,600m
7pm: Wathba Stallions Cup for Private Owners Handicap (PA); Dh70,000; 1,400m.
7.30pm: Handicap (PA); Dh80,000; 1,600m
Armies of Sand
By Kenneth Pollack (Oxford University Press)
The studios taking part (so far)
- Punch
- Vogue Fitness
- Sweat
- Bodytree Studio
- The Hot House
- The Room
- Inspire Sports (Ladies Only)
- Cryo
The flights: South African Airways flies from Dubai International Airport with a stop in Johannesburg, with prices starting from around Dh4,000 return. Emirates can get you there with a stop in Lusaka from around Dh4,600 return.
The details: Visas are available for 247 Zambian kwacha or US$20 (Dh73) per person on arrival at Livingstone Airport. Single entry into Victoria Falls for international visitors costs 371 kwacha or $30 (Dh110). Microlight flights are available through Batoka Sky, with 15-minute flights costing 2,265 kwacha (Dh680).
Accommodation: The Royal Livingstone Victoria Falls Hotel by Anantara is an ideal place to stay, within walking distance of the falls and right on the Zambezi River. Rooms here start from 6,635 kwacha (Dh2,398) per night, including breakfast, taxes and Wi-Fi. Water arrivals cost from 587 kwacha (Dh212) per person.
UAE currency: the story behind the money in your pockets
ICC Women's T20 World Cup Asia Qualifier 2025, Thailand
UAE fixtures
May 9, v Malaysia
May 10, v Qatar
May 13, v Malaysia
May 15, v Qatar
May 18 and 19, semi-finals
May 20, final
SEMI-FINAL
Monterrey 1
Funes Mori (14)
Liverpool 2
Keita (11), Firmino (90 1)
MATCH INFO
Champions League quarter-final, first leg
Ajax v Juventus, Wednesday, 11pm (UAE)
Match on BeIN Sports
Revival
Eminem
Interscope
More from Neighbourhood Watch
Mohammed bin Zayed Majlis
Match info
Manchester United 1
Fred (18')
Wolves 1
Moutinho (53')
Who has lived at The Bishops Avenue?
- George Sainsbury of the supermarket dynasty, sugar magnate William Park Lyle and actress Dame Gracie Fields were residents in the 1930s when the street was only known as ‘Millionaires’ Row’.
- Then came the international super rich, including the last king of Greece, Constantine II, the Sultan of Brunei and Indian steel magnate Lakshmi Mittal who was at one point ranked the third richest person in the world.
- Turkish tycoon Halis Torprak sold his mansion for £50m in 2008 after spending just two days there. The House of Saud sold 10 properties on the road in 2013 for almost £80m.
- Other residents have included Iraqi businessman Nemir Kirdar, singer Ariana Grande, holiday camp impresario Sir Billy Butlin, businessman Asil Nadir, Paul McCartney’s former wife Heather Mills.
Hunting park to luxury living
- Land was originally the Bishop of London's hunting park, hence the name
- The road was laid out in the mid 19th Century, meandering through woodland and farmland
- Its earliest houses at the turn of the 20th Century were substantial detached properties with extensive grounds
THE BIO
Occupation: Specialised chief medical laboratory technologist
Age: 78
Favourite destination: Always Al Ain “Dar Al Zain”
Hobbies: his work - “ the thing which I am most passionate for and which occupied all my time in the morning and evening from 1963 to 2019”
Other hobbies: football
Favorite football club: Al Ain Sports Club
Citizenship-by-investment programmes
United Kingdom
The UK offers three programmes for residency. The UK Overseas Business Representative Visa lets you open an overseas branch office of your existing company in the country at no extra investment. For the UK Tier 1 Innovator Visa, you are required to invest £50,000 (Dh238,000) into a business. You can also get a UK Tier 1 Investor Visa if you invest £2 million, £5m or £10m (the higher the investment, the sooner you obtain your permanent residency).
All UK residency visas get approved in 90 to 120 days and are valid for 3 years. After 3 years, the applicant can apply for extension of another 2 years. Once they have lived in the UK for a minimum of 6 months every year, they are eligible to apply for permanent residency (called Indefinite Leave to Remain). After one year of ILR, the applicant can apply for UK passport.
The Caribbean
Depending on the country, the investment amount starts from $100,000 (Dh367,250) and can go up to $400,000 in real estate. From the date of purchase, it will take between four to five months to receive a passport.
Portugal
The investment amount ranges from €350,000 to €500,000 (Dh1.5m to Dh2.16m) in real estate. From the date of purchase, it will take a maximum of six months to receive a Golden Visa. Applicants can apply for permanent residency after five years and Portuguese citizenship after six years.
“Among European countries with residency programmes, Portugal has been the most popular because it offers the most cost-effective programme to eventually acquire citizenship of the European Union without ever residing in Portugal,” states Veronica Cotdemiey of Citizenship Invest.
Greece
The real estate investment threshold to acquire residency for Greece is €250,000, making it the cheapest real estate residency visa scheme in Europe. You can apply for residency in four months and citizenship after seven years.
Spain
The real estate investment threshold to acquire residency for Spain is €500,000. You can apply for permanent residency after five years and citizenship after 10 years. It is not necessary to live in Spain to retain and renew the residency visa permit.
Cyprus
Cyprus offers the quickest route to citizenship of a European country in only six months. An investment of €2m in real estate is required, making it the highest priced programme in Europe.
Malta
The Malta citizenship by investment programme is lengthy and investors are required to contribute sums as donations to the Maltese government. The applicant must either contribute at least €650,000 to the National Development & Social Fund. Spouses and children are required to contribute €25,000; unmarried children between 18 and 25 and dependent parents must contribute €50,000 each.
The second step is to make an investment in property of at least €350,000 or enter a property rental contract for at least €16,000 per annum for five years. The third step is to invest at least €150,000 in bonds or shares approved by the Maltese government to be kept for at least five years.
Candidates must commit to a minimum physical presence in Malta before citizenship is granted. While you get residency in two months, you can apply for citizenship after a year.
Egypt
A one-year residency permit can be bought if you purchase property in Egypt worth $100,000. A three-year residency is available for those who invest $200,000 in property, and five years for those who purchase property worth $400,000.
Source: Citizenship Invest and Aqua Properties
The specs
Engine: 4.0-litre V8 twin-turbocharged and three electric motors
Power: Combined output 920hp
Torque: 730Nm at 4,000-7,000rpm
Transmission: 8-speed dual-clutch automatic
Fuel consumption: 11.2L/100km
On sale: Now, deliveries expected later in 2025
Price: expected to start at Dh1,432,000
The specs
- Engine: 3.9-litre twin-turbo V8
- Power: 640hp
- Torque: 760nm
- On sale: 2026
- Price: Not announced yet
Hamilton’s 2017
Australia - 2nd; China - 1st; Bahrain - 2nd; Russia - 4th; Spain - 1st; Monaco - 7th; Canada - 1st; Azerbaijan - 5th; Austria - 4th; Britain - 1st; Hungary - 4th; Belgium - 1st; Italy - 1st; Singapore - 1st; Malaysia - 2nd; Japan - 1st; United States - 1st; Mexico - 9th
Day 3, Abu Dhabi Test: At a glance
Moment of the day Just three balls remained in an exhausting day for Sri Lanka’s bowlers when they were afforded some belated cheer. Nuwan Pradeep, unrewarded in 15 overs to that point, let slip a seemingly innocuous delivery down the legside. Babar Azam feathered it behind, and Niroshan Dickwella dived to make a fine catch.
Stat of the day - 2.56 Shan Masood and Sami Aslam are the 16th opening partnership Pakistan have had in Tests in the past five years. That turnover at the top of the order – a new pair every 2.56 Test matches on average – is by far the fastest rate among the leading Test sides. Masood and Aslam put on 114 in their first alliance in Abu Dhabi.
The verdict Even by the normal standards of Test cricket in the UAE, this has been slow going. Pakistan’s run-rate of 2.38 per over is the lowest they have managed in a Test match in this country. With just 14 wickets having fallen in three days so far, it is difficult to see 26 dropping to bring about a result over the next two.
The specs
Engine: 4.0-litre flat-six
Torque: 450Nm at 6,100rpm
Transmission: 7-speed PDK auto or 6-speed manual
Fuel economy, combined: 13.8L/100km
On sale: Available to order now
Champion%20v%20Champion%20(PFL%20v%20Bellator)
%3Cp%3EHeavyweight%3A%20Renan%20Ferreira%20v%20Ryan%20Bader%20%3Cbr%3EMiddleweight%3A%20Impa%20Kasanganay%20v%20Johnny%20Eblen%3Cbr%3EFeatherweight%3A%20Jesus%20Pinedo%20v%20Patricio%20Pitbull%3Cbr%3ECatchweight%3A%20Ray%20Cooper%20III%20v%20Jason%20Jackson%3Cbr%3E%3C%2Fp%3E%0A%3Cp%3E%3Cstrong%3EShowcase%20Bouts%3C%2Fstrong%3E%3Cbr%3EHeavyweight%3A%20Bruno%20Cappelozza%20(former%20PFL%20World%20champ)%20v%20Vadim%20Nemkov%20(former%20Bellator%20champ)%3Cbr%3ELight%20Heavyweight%3A%20Thiago%20Santos%20(PFL%20title%20contender)%20v%20Yoel%20Romero%20(Bellator%20title%20contender)%3Cbr%3ELightweight%3A%20Clay%20Collard%20(PFL%20title%20contender)%20v%20AJ%20McKee%20(former%20Bellator%20champ)%3Cbr%3EFeatherweight%3A%20Gabriel%20Braga%20(PFL%20title%20contender)%20v%20Aaron%20Pico%20(Bellator%20title%20contender)%3Cbr%3ELightweight%3A%20Biaggio%20Ali%20Walsh%20(pro%20debut)%20v%20Emmanuel%20Palacios%20(pro%20debut)%3Cbr%3EWomen%E2%80%99s%20Lightweight%3A%20Claressa%20Shields%20v%20Kelsey%20DeSantis%3Cbr%3EFeatherweight%3A%20Abdullah%20Al%20Qahtani%20v%20Edukondal%20Rao%3Cbr%3EAmateur%20Flyweight%3A%20Malik%20Basahel%20v%20Vinicius%20Pereira%3C%2Fp%3E%0A
