It is great when no issues with tenants come to spoil your landlord experience. However, if any issues occur, it is great to be armed with the knowledge of how to resolve them.
In this post, we discuss some effective solutions to make the settlement of disputes between landlords and tenants easier for you.
Property Damage
‘What to do when a tenant damages my property and refuses to compensate for it?' This is one of the most common questions we receive from landlords who are not our clients yet. (Fortunately, our clients do not have to worry about any issues with their tenants – with property management contract, we resolve the issues without involving our landlords)
For such a situation, we recommend the following solutions:
First, when signing a tenancy contract ask for a security deposit. Thus, you can use it to compensate for your damage.
Second, damaging a landlord property is among the eviction cases by law. So, you can file a complaint in the RDC and evict your tenant. And do not forget to notify your tenant as required.
Non-Payment of Rent
Late payment of rent or rent non-payment or is another common issue a landlord may suffer from. And if the former one is just a cause of some tension, the latter one is a great problem and worry.
For such a situation, we recommend the following solutions:
First, always ask your tenant to draw cheques for the whole period of tenancy that you specify in your lease. To clarify, a bounced cheque is something to be accountable for and involves some penalties and punishment. So, in this case, your tenants will be more eager to replenish their bank account and pay the rent on time;
Second, rent non-payment is another reason for eviction. So, it is your right as a landlord to initiate the procedure. Send them a notification for payment by registered mail or via the Notary Public. And if they still do not pay within 30 days, file an eviction case in the RDC.
By the way, not any case that a landlord considers as rent non-payment is actually of this kind. Sometimes, the landlords demand to increase the rental price right in the middle of the tenancy contract period. Note, such demands have no legal ground. Another example here is when the landlords demand to increase the rental price when renewing the contract without proper arrangements. Thus, it is important to follow the law strictly and know how to send a rent increase notice.
Noisy Tenants
Noisy tenants may cause big troubles. To clarify, when they disturb other building residents with persistent noise, the latter may complain with you. And, of course, you should not ignore such complaints. Because your ignoring may negatively affect good relationships with the neighbors.
For such a situation, we recommend the following steps to take:
First, ask the neighbored residents to protocol other noise issues if they happen or contact you so you can protocol the issues. Protocoling means you get official papers that confirm your tenant noisy misconduct. For this, apply to the Police and the Dubai Municipality for a Noise Control Officer. If the Noise Control Officer finds out the noise issue is at a place, he issues an order with certain directives. If the tenant does not comply with the directives, the Officer write the report and may even apply the penalty;
Second, send your tenant a noise warning based on the report issued by the Noise Control Officer. If you actually plan to get rid of this noisy tenant, send this noise warning through the registered mail or Notary Public;
Third, if noise issues are still repeating, initiate eviction with the RDC.
Maintenance Issues
Yes, as a landlord, you must provide your rental unit with proper maintenance to ensure good living conditions. In one of our previous posts, we provided a brief landlord's maintenance checklist. Your must-do activities include major maintenance tasks, such as, for example, servicing HVAC facilities, safety checks, and pest control. However, your tenants shall be also responsible for maintaining your rental property in good health.
For preventing and solving maintenance issues, we recommend the following solutions:
First, clearly stipulate in your tenancy contract that minor repair and maintenance tasks (for example, leaking tap repair or replacement) are the responsibilities of the tenants;
Second, do not neglect your maintenance responsibilities so not to create any ground for the tenant maintenance opportunism;
Third, you may even develop a bonus system to motivate the maintenance responsibility of your tenants.
Legal Disputes
Here, we are talking about legal disputes that it is your tenant to initiate. Yes, sometimes the tenant is the one who files a case in the RDC.
Our recommendations here are as follows:
First, clearly specify both side responsibilities in the tenancy contract. Without any possibility for double interpretation. And make sure your tenant read them carefully and understand. This way, you can avoid legal disputes in 4 cases of 10;
Second, do your best to act within the law frames. In other words, do not abandon your landlord obligations and follow all required notice periods and other aspects the rental legislation in Dubai prescribes. This way, you can avoid legal disputes in 5 cases of 10;
Third, if you get involved in rental disputes, consult a rental dispute lawyer in Dubai to know your rights and your options. If you can't settle a dispute amicably, it is better to hire such an expert to represent your interest and handle the case. For all this, you can fully count on us.
Unpaid Utilities
It is a tenant obligation to pay for the utilities. This is stipulated in the unified tenancy contract both sides sign. However, outstanding utility bills are not unheard of. And this will be your worry if your tenant vacates your flat or villa leaving unpaid utilities behind him.
For such a situation, we have the following solutions:
First, DEWA themselves try to prevent issues with outstanding bills. For this, they demand a security deposit. For a flat, the deposit amount is AED 2,000. For a villa, the deposit amount is twice higher – AED 4,000. Thus, in case of having unpaid bills, DEWA use the deposit to cover the arrears;
Second, as we said above, you can demand a security deposit from your tenant. Thus, you can stipulate in your tenancy contract that you have the right to use this deposit to clear outstanding utility bills;
Third, if the first two solutions are not sufficient to cover the arrears, file the case in the RDC.
At BSO, we strive to protect our clients regarding all the issues. For example, we can track tenant bills and even send them reminders to avoid any large issues. Subscribe for our property management package services, and fully rely on our expertise.
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