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Peter 1 · Jul 15, 2007

Hello

We are moving to Dubai in early September, my wife is joining a major Middle Eastern company. I do not have a job yet - still looking (Events Manager or Marketing would be most suitable areas).

We would like to rent a property ( 2 / 3 bedroom villa) around the Mirdif area can anyone give us any advice?

What are the rents like?

Once we sign a rental agreement, can the charges be increased within the rental period?

Thanks for your help

sage & onion · Jul 16, 2007

Peter 1 wrote:Hello

We are moving to Dubai in early September, my wife is joining a major Middle Eastern company. I do not have a job yet - still looking (Events Manager or Marketing would be most suitable areas).

We would like to rent a property ( 2 / 3 bedroom villa) around the Mirdif area can anyone give us any advice?
What are the rents like? Dhs.80,000 - 150,000 depends on size and facilities

Once we sign a rental agreement, can the charges be increased within the rental period? Rental period will be 1 year fixed, two or three cheques to be given and they cannot increase within the rental period. Over the past 2 years the Government has applied a rent cap to try and control the rent increases, which more or less works.

Thanks for your help

bonk · Jul 20, 2007

Bear in mind that there's no word so far on whether the rent cap will continue in 2008.

Peter 1 · Jul 22, 2007

Thanks for your feedback guys you have been helpful.

Can you recommend any good agencies that we could speak to?

My wife will be moving over to Dubai in early September and then I will be following early October. we ahve heard that Mirdif is a nice area any comments?

Can you recommend anywhere else?

arniegang · Jul 22, 2007

The rent cap is crap - landlords just serve notice at the end of the contract and re-let at a higher rate

bonk · Jul 22, 2007

Peter 1 wrote:Can you recommend any good agencies that we could speak to?

Better Homes
Landmark
Asteco

are three big ones that seem ok, more here ... Dubai real estate agents

Mirdiff on the airport flight path so can be noisy. But a pleasant enough community. Used to be good value for money, less so now I think. Here's a list of communities in Dubai.

MaaaD · Jul 22, 2007

arniegang wrote:The rent cap is crap - landlords just serve notice at the end of the contract and re-let at a higher rate

not anymore .. rent committee is cracking down on that and if you kick someone out with the excuse that you need it to live in .. then you wont be able to have another rent contract issued for that property for 5 years after that. And this is not just words on paper, it has been enforced.

arniegang · Jul 22, 2007

Maaad

Landlords do not have to specify a reason to renew a contract.

:wink:

sage & onion · Jul 22, 2007

arniegang wrote:Maaad

Landlords do not have to specify a reason to renew a contract.

It seems that things are turning a little Arnie, Rent com. seems to be making a difference these days.

Peter 1 · Jul 22, 2007

We will be looking for a property around the 155,000 mark any recomendations (2 / 3 bedroom villa would be ideal)?

Thanks for your help again - this is interesting and helpful.

xty · Jul 23, 2007

arniegang wrote:Maaad
Landlords do not have to specify a reason to renew a contract.

Not if we got already the proof (new unsigned contract with higher rate) in hand. Means if the landlord then kick you out, you and the court know obviously that they'd kick because they want to re-let and increase the rate. Be smarter than the landlord/agent.

That's what I just did, and it worked.

arniegang · Jul 23, 2007

landlord does not, i repeat does not have to renew a contract.

Take this scenareo,.....................

Mr Landord wants to sell his property, he does not renew his contract.

Mr Landlord is now Mr Owner.

Mr Owner now keeps his property empty for 2/3 months.

(by the time and IF the existing tennants find out, they cannot go back to the rent comm because they will have already found a new property to rent) :wink:

Mr Owner now changes his mind about selling and decide to re-let.

Mr Owner now becomes Mr Landlord again.

Mr Landlord now has made up for his lost rent in the year of low rent capping.

or try this one.

Mr Landlord wants to sell his property - he does not renew contract.

Mr Owner starts sale of his appt/villa before contracts end.

Mr Owner starts looking for new property at the same time.

Mr Owner sales his appt/villa in the same month he buys his new property.

Mr Owner now wants to rent his new property at much increased rent.

Simple

:wink:

(ps: the rent com is new in DXB, we have had that in UK for decades, we know how to get around the system. Iit wont be long before other foreign investors find out the ways around too, the same as we have in the UK. There are loads of "get out clauses" i just wont bore you with more of them

)

arniegang · Jul 23, 2007

MaaaD wrote:
arniegang wrote:The rent cap is crap - landlords just serve notice at the end of the contract and re-let at a higher rate

not anymore .. rent committee is cracking down on that and if you kick someone out with the excuse that you need it to live in .. then you wont be able to have another rent contract issued for that property for 5 years after that. And this is not just words on paper, it has been enforced.

The smarter ones take Option 2 Maaad and SELL IT :wink:

xty · Jul 25, 2007

arniegang wrote:landlord does not, i repeat does not have to renew a contract.

I understood. It's landlord/owner decision whether they want to continue to let their properties or not. However, they should give early notice (2-6 months) to the tenants.

Now the question is that this "notification" clause, should it be in the contract between landlord/agent and tenants or actually has become a law from govt (to protect the residents/tenants just like the rent cap)?

arniegang · Jul 27, 2007

It depends how the ten contract is drawn, but a smart landlord/agent would certainly include a clause for notice.

However, if no notice clause is included then the years contract is just that "a years contract" and the landlord would not have to serve notice. It would be wise for any tenn in this position to clarify within "a reasonable time" to seek clarification if the landlord intends to renew the contract.

sage & onion · Jul 27, 2007

arniegang wrote:It depends how the ten contract is drawn, but a smart landlord/agent would certainly include a clause for notice.

However, if no notice clause is included then the years contract is just that "a years contract" and the landlord would not have to serve notice. It would be wise for any tenn in this position to clarify within "a reasonable time" to seek clarification if the landlord intends to renew the contract.

What about the standard DM rental contract that has to be signed?

arniegang · Jul 27, 2007

the contract has only to be agreed by DM sage, there is no pro forma template for contracts.

xty · Jul 27, 2007

arniegang wrote:the contract has only to be agreed by DM sage, there is no pro forma template for contracts.

you're saying that those green/blue blank/pre-printed form you can buy in book/stationary store was made by/under authorization of DM? Because mine is exactly like that.

gtmash · Jul 27, 2007

xty wrote:
arniegang wrote:the contract has only to be agreed by DM sage, there is no pro forma template for contracts.

you're saying that those green/blue blank/pre-printed form you can buy in book/stationary store was made by/under authorization of DM? Because mine is exactly like that.

There are no contract rules....I made up my own one for my tenant. No DM involvement.

sage & onion · Jul 28, 2007

arniegang wrote:the contract has only to be agreed by DM sage, there is no pro forma template for contracts.

I really didn't know that. All the time that I was renting I always received the same type of contract which was "Supposed" to be registered with DM, another agent con we now discover.

arniegang · Jul 28, 2007

xty wrote:
arniegang wrote:the contract has only to be agreed by DM sage, there is no pro forma template for contracts.

you're saying that those green/blue blank/pre-printed form you can buy in book/stationary store was made by/under authorization of DM? Because mine is exactly like that.

These are available yes, but, a savvy landlord will write his own. Using a "off the shelf" contract just goes to show how little the new breed of agent/landlord in DXB knows about the rental market, more to the point how little they know how to manipulate the maximum amount of money they can raise in a growing rental market.

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