My husband and I live in Dubai. We have a property in Abu Dhabi, which we rent out. It has come to our attention that the current tenant has made internal alterations to the property and turned it into a commercial venture, complete with advertising outside.
He did not ask our permission to do this. He maintains he has all the correct paperwork from the municipality, which allows such changes to be made (and said something about women having the right to work from home).
The developer's representatives have spoken to him and told him it is not permitted. Long story short, the developer is now giving us, as landlords, two weeks to reinstate the house or they will take criminal and civil proceedings against us.
We wish to sell the property but assume that we will require some form of NoC from the developer, which I imagine will not be forthcoming given the circumstances.
As we are in Dubai, we cannot go to Abu Dhabi at the moment. Is there anyone you could recommend who might be able to advise us about our options, if any? SF, Dubai
As you know, any material alteration to a property has to be approved by the developer and actions such as this from your tenant are not allowed without permission. Presumably, your tenant is also in breach of the tenancy agreement, so will have to reinstate the property back as before.
The developer is only exercising their right. However, they are using strong-arm tactics to force your hand by giving you just a two-week time frame to reinstate the property as before.
My advice is to speak to the tenants and get them to return the property as it was given, explaining that despite their so-called municipality permission, they are in breach of the tenancy contract.
If they refuse, you will have to file a case at the rental dispute committee located on Defence Street, Abu Dhabi (800 2353) to force them to comply. In the meantime, you should inform the developer of your actions. It is clear that this will take time, so the two-week deadline is not realistic.
The key to this is clear and frequent communication. I’m sure you want your property back as it was, so make it clear to the developer that you’re both on the same side.
Any material alteration to a property has to be approved by the developer
With reference to the sale, you will need an NoC from the developer. However, given the current status, I suggest you sort out your internal issues first before going ahead and marketing your property. When all is back to normal and you have found a buyer, the NoC will be forthcoming.
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
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Our family matters legal consultant
Name: Hassan Mohsen Elhais
Position: legal consultant with Al Rowaad Advocates and Legal Consultants.
Quick pearls of wisdom
Focus on gratitude: And do so deeply, he says. “Think of one to three things a day that you’re grateful for. It needs to be specific, too, don’t just say ‘air.’ Really think about it. If you’re grateful for, say, what your parents have done for you, that will motivate you to do more for the world.”
Know how to fight: Shetty married his wife, Radhi, three years ago (he met her in a meditation class before he went off and became a monk). He says they’ve had to learn to respect each other’s “fighting styles” – he’s a talk it-out-immediately person, while she needs space to think. “When you’re having an argument, remember, it’s not you against each other. It’s both of you against the problem. When you win, they lose. If you’re on a team you have to win together.”
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Kabir Singh
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La Liga: 2016/17
Spanish Super Cup: 2017
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The most expensive investment mistake you will ever make
When is the best time to start saving in a pension? The answer is simple – at the earliest possible moment. The first pound, euro, dollar or dirham you invest is the most valuable, as it has so much longer to grow in value. If you start in your twenties, it could be invested for 40 years or more, which means you have decades for compound interest to work its magic.
“You get growth upon growth upon growth, followed by more growth. The earlier you start the process, the more it will all roll up,” says Chris Davies, chartered financial planner at The Fry Group in Dubai.
This table shows how much you would have in your pension at age 65, depending on when you start and how much you pay in (it assumes your investments grow 7 per cent a year after charges and you have no other savings).
|
Age
|
$250 a month
|
$500 a month
|
$1,000 a month
|
|
25
|
$640,829
|
$1,281,657
|
$2,563,315
|
|
35
|
$303,219
|
$606,439
|
$1,212,877
|
|
45
|
$131,596
|
$263,191
|
$526,382
|
|
55
|
$44,351
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$88,702
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$177,403
|
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Founders: Mansour Althani and Abdullah Althani
Based: Business Bay, with offices in Saudi Arabia, Egypt and India
Sector: Technology, digital marketing and e-commerce
Size: 70 employees
Revenue: On track to make Dh100 million in revenue this year since its 2015 launch
Funding: Self-funded to date
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Founded in 1985 by Sheikh Mohammed bin Rashid, Vice President and Ruler of Dubai, the Central Veterinary Research Laboratory (CVRL) is a government diagnostic centre that provides testing and research facilities to the UAE and neighbouring countries.
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Engine: 2.0-litre 4cyl turbo
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April 2: Third ODI, Rawalpindi
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- 2023: "It must be reckoned with that Hezbollah will continue to plan terrorist actions outside the Middle East against Israel or Israeli interests." Supporters in Germany: 1,250
Source: Federal Office for the Protection of the Constitution
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The specs
Engine: 3.0-litre twin-turbo flat-six
Power: 480hp at 6,500rpm
Torque: 570Nm from 2,300-5,000rpm
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Price: from Dh547,600
On sale: now
