Tim Elliott
Welcome to Lawgical, the UAE’s first and still the only regular legal podcast. My name is Tim Elliott, and I’m here with our legal expert, managing partner of the Dubai-based legal firm HPL Yamalova & Plewka, Ludmila Yamalova. Great to see you.
Ludmila Yamalova
Good to be here with you, Tim, as always. Thanks for chatting with me.
Tim Elliott
This episode is particularly pertinent to me. I recently moved because I received an eviction notice within the 12-month period that’s legally applicable here in Dubai. Mine was in Arabic, which makes sense as it’s the official language of the country. I had to use Google Translate. That’s how it’s always been, right?
Ludmila Yamalova
You’d think so, but that’s exactly why we’re having this conversation today—things are changing before our eyes. You’re correct; the UAE is an Arab country with Arabic as the official language. Historically, all official documents were issued in Arabic, and any translation was more of a courtesy. The expectation was that if you received an official document in Arabic, it was your responsibility to translate and understand it.
However, that was the situation until recently. Earlier this month, in March 2024, the Dubai Rental Dispute Center (RDC), which is Dubai’s rental court, issued a decision requiring that eviction notices also be in English if the recipient doesn’t speak Arabic. This new principle applies specifically to eviction notices in Dubai, meaning that if you don’t speak Arabic, the notice must also be provided in English.
Tim Elliott
So is this in all cases?
Ludmila Yamalova
No, there’s a limitation. It only applies if the tenant doesn’t speak Arabic. So in your case, where you received an eviction notice only in Arabic and you don’t speak Arabic, the burden is now on the landlord to ensure the eviction notice is also in a language you understand, typically English. If the landlord believes the tenant understands Arabic, it’s up to them to prove it.
Tim Elliott
What happens if the notice is only in Arabic? Using my case as an example.
Ludmila Yamalova
If an eviction notice is served only in Arabic to a non-Arabic-speaking tenant, it is considered null and void—meaning it has no legal effect. In your case, if you had wanted to challenge the eviction, you could have argued that the Arabic-only notice didn’t apply to you, and the RDC would likely have ruled in your favor. The landlord would then have to issue a new notice in both Arabic and English and give you another year’s notice.
Tim Elliott
I’m shocked! This really is a new principle.
Ludmila Yamalova
It certainly is, and it’s an exciting development. It reflects Dubai’s direction toward ensuring that all residents are well-informed. For years, we’ve seen legal notices issued only in Arabic, even to those who don’t speak the language. This recent final judgment from the RDC confirms that if a tenant doesn’t understand Arabic, it’s the landlord’s responsibility to issue the notice in a language they understand.
Tim Elliott
Does this principle apply across the UAE, or is it specific to Dubai?
Ludmila Yamalova
Currently, it’s specific to Dubai and applies to eviction notices in particular. There hasn’t been a legislative change; this is simply a shift in judicial practice within Dubai’s rental court system.
Tim Elliott
This raises a question for me. As someone with limited Arabic skills, what’s driving this change?
Ludmila Yamalova
It seems to be a practical response to Dubai’s diverse population. As more government services shift online, we’re seeing a gradual increase in English-language options. For example, some services on government portals and the Ministry of Justice now provide certain forms and information in English. Although Arabic remains the official language, there’s a growing acknowledgment that many residents don’t speak it fluently.
In 2023, a significant legal update to the criminal procedure law required statements given to criminal authorities to include a certified translator for non-Arabic speakers, or the statement may be considered void. This trend is consistent with Dubai’s goal of making legal processes accessible to non-Arabic speakers.
Tim Elliott
What should landlords and tenants take away from this conversation?
Ludmila Yamalova
For landlords, if you’re issuing an eviction notice to a non-Arabic-speaking tenant in Dubai, ensure that it’s in both Arabic and English. Even if a tenant has an Arabic name, it’s not safe to assume they understand Arabic. To avoid issues, include an English version with the Arabic notice.
It’s also worth noting that notaries in Dubai and Abu Dhabi now provide services in multiple languages. For example, the Abu Dhabi Judicial Department allows power of attorney documents to be issued solely in English. So if your tenant speaks only Russian or Chinese, for instance, you could also provide a version in that language, though the minimum requirement is Arabic and English.
As this principle has only recently been established, it’s wise to expect more developments and to stay updated. The UAE’s legal landscape is evolving rapidly to accommodate its diverse population.
Tim Elliott
We’re recording this on a Wednesday, and I moved last Thursday—I wish I’d known this then! That’s another episode of Lawgical, focusing on eviction notices in Dubai and the new requirement for them to be served in both Arabic and English. Thanks for listening or watching on YouTube if you’re with us there. And as always, thank you to our legal expert, Ludmila Yamalova.
Ludmila Yamalova
Thank you, Tim. Always a pleasure to chat with you.
Tim Elliott
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