Meadows 9 rubbish.

Loving it, Captain America!!! I know just the right empty villa which is up for rent but where the charge has not been paid yet, better spread the word! You can always contact Jay Hilotin. [email protected]. He works for Xpress - it's not the daily mail, but they have covered stories like this before. It's a really important community issue, can't believe it hasn't gotten more coverage. I hope that he values his job....stories like this, concerning people like that? hmmm

Loving it, Captain America!!! I know just the right empty villa which is up for rent but where the charge has not been paid yet, better spread the word! You can always contact Jay Hilotin. [email protected]. He works for Xpress - it's not the daily mail, but they have covered stories like this before. It's a really important community issue, c[b'>an't believe it hasn't gotten more coverage[/b'>. Really? can't you?

Loving it, Captain America!!! I know just the right empty villa which is up for rent but where the charge has not been paid yet, better spread the word! You can always contact Jay Hilotin. [email protected]. He works for Xpress - it's not the daily mail, but they have covered stories like this before. It's a really important community issue, can't believe it hasn't gotten more coverage.

All well and good mid- and long-term solutions being offered, but what about a family who has just moved in after having paid one cheque - are we to have their rubbish piling up for the next year? Probably will get solved before a year is up. But they should let it pile up on the street outside their villa and then call the newspaper. It would probably force a change in the policy. I quite agree. Another option to speed up the process and lessen the rodent population would be for everyone who is not receiving the trash collection service to place their bags outside one villa, so the accumulation process is speeded up, and then call the press. I recommend DM, they would just love this.

All well and good mid- and long-term solutions being offered, but what about a family who has just moved in after having paid one cheque - are we to have their rubbish piling up for the next year? Probably will get solved before a year is up. But they should let it pile up on the street outside their villa and then call the newspaper. It would probably force a change in the policy.

Emaar and RERA should block the houses that have not paid the community fees from being rented after the current tenant has left at the end of their contract. This way the landlords cannot Make any money from rent and then if they decide to sell it because they are not making any profit from their investment they will be forced to pay the fees as they cannot sell it with outstanding fees.

If you have paid your rent, to either an agent or a LL then you have effectively paid for the use of something, in this case a home with services. If those services cease to exist for any reason, but are nothing to do with you, then you can file a case against your LL and then the courts will put a stop on the check until services are restored. Good luck to those who have paid LL in one cheque :-)

If you have paid your rent, to either an agent or a LL then you have effectively paid for the use of something, in this case a home with services. If those services cease to exist for any reason, but are nothing to do with you, then you can file a case against your LL and then the courts will put a stop on the check until services are restored. That sounds like a good idea.

Law Number 26, Article 17 should fit the argument about cessation of waste management I would think, if you want to take your LL to the Rent Committee: http://thedubailaw.com/uaelaws/2010/12/dubai-law-no-26-of-2007-regulating-relationship-between-landlords-and-tenants-in-the-emirate-of-dubai/ My case is, unfortunately, more complex, but this might help some of you out there... <em>edited by Hairy Maclary on 09/10/2012</em>

If you have paid your rent, to either an agent or a LL then you have effectively paid for the use of something, in this case a home with services. If those services cease to exist for any reason, but are nothing to do with you, then you can file a case against your LL and then the courts will put a stop on the check until services are restored.

Why don t they seize and sell the property of the landlords. I m sure that they would not even need to sell them the simple threat of selling them will be sufficient to convince them to pay. This is what I be noticed back home. Also, there must be a law prohibiting the year advance payment. Also good agents ensure that the tenants are informed in the event the landlord hasn t paid the fees. The first time we rented here, our agent did this.

I think that is a more simple solution than doing argie bargie over the DEWA bill, frankly. I guess there's the logistical problem if the Community Fee year is not aligned with the rental year. But at least there might only be a few months' gap before the lease renewal and so long as the due diligence is done properly the tenant is in the loop. They should make it mandatory to demonstrate there are no debts on the property as part of the rental and renewal process. And Emaar should be able to hike up an interest rate on residuals owed since it's their income lost on the Net Present Value of the Fee...it would otherwise be in the bank or invested and earning interest. When not paid, the Owner gets the benefit of that.

Love how a bunch of EW are coming up with solutions on housing policy going forward. They really should set up a think tank for us women to solve all these problems!! hehe My solution during the Palm Jumeirah debates was to put service fees on DEWA bills, then tenants/LL sort it out amongst themselves who pays it (i.e. it is included/taken out of the annual rent etc) - but either way it HAS to be paid monthly or there is disconnection. Just for whoever is reading. :) PS you're welcome. :D <em>edited by BettysHotpot on 07/10/2012</em>

Ah, I see, my apologies. And yes, as far as I can see, that is the only way tenants can ensure the community fees are paid - do it themselves. But the Rent Committee process is not a picnic in the park, having lived through it for 6 months last year.

It was in a response to Derien saying that if her LL doesn't pay the service fee she will raise a claim with the rent committee and her rent for next year will be minus the housing fees owed to EMAAR - that she would pay the fees out of her rent - hence EMAARs course of action would have paid off.

[i'>[b'>"But if they had not done this you wouldn't have bothered to pay the service fees..... so desperate times; desperate measures." [/b'>[/i'> Sorry but I don't know where you're getting that information from. As someone who is "living the dream" in an Emaar community, stopping the rubbish so far has not achieved the goal of anyone paying the service fees. NO names have disappeared off the Board of Shame. I have done a drive around and my conclusion is the villas with the rubbish outside are tenanted, the LL's don't give a rat's ar$e (pardon the pun). They don't live here. They don't feel the pain. They don't get inconvenienced. I suspect for the most part, they have cashed their rent cheques for the year and they're happy spending it on whatever! It's another example that Dubai needs to move to a monthly rent process. Direct Debit, whatever, so that LL's fulfill their responsibilities under the terms of the contract. The process of going to the rent committee is onerous. Everything is in Arabic, needs to be copied in quadruplicate, needs to go to a typing centre. All hearings are after 6 or 7pm so if you have small children, the impact is huge. It is by no means tenant-friendly. And why should a tenant be forced to move because of unscrupulous landlords? We looked around for another villa before this happened and calculated that by the time we'd paid new commission, lost our security deposit (as we knew the LL would not give it back), paid for removals costs, took art and curtains down, had curtains adjusted and rehung, paid the moving costs and additional rent we would have to fork out for an equivalent home, not to mention the inconvenience of having to change all the addresses on licences etc it was going to cost us over 70,000 AED. All because some stinking, greedy landlord decided not to fulfill his community and contracted responsibilities! As for me, I am recycling as much as I can and putting only food in the bins of VACANT villas or taking to a friend's in another community who has kindly offered her bin. But as I do my own little "rat run" dressed in black through the community at night, I have noticed people have started to dump their black garbage bags along dark bike paths etc. Yes, they may not be seen doing it, but the rubbish guys won't see it either so it will sit there and fester until the rats that I've already spotted running along my back fence multiply, eat through the plastic, leaving decaying food scraps all over the public walkways. This is not an effective strategy. It punishes the wrong the people. They need to re-think.

What sort of a solution is taking someone's house for a small debt? The entire real estate market for leasing and renting needs a massive overhaul here. Quick fixes are only going to make the situation worse.

Love how a bunch of EW are coming up with solutions on housing policy going forward. They really should set up a think tank for us women to solve all these problems!! hehe You never know who's reading!! :)

In fact, the bank do this - with the four letter bank you now have to write a blank cheque to the exact value of your credit card limit so that if you continue to stop payment, they can cash it and if it bounces, file a criminal case against you. Why don't they make LLs write a blank cheque to the tune of the annual maintenance fees which then if they refuse to pay, will get cashed and then once a criminal case is filed, this effectively would release or break the tenancy contract. Hit 'em where it hurts! That would be a good idea going forward. For existing non payers of service fees who don't live in the country, Emaar needs some leverage to make them pay. I can't imagine anyone would not pay if the consequence would be losing their house.

Same reason you can't shoot someone for shoplifting. Justice isn't justice if the punishment far outweighs the crime. Ridiculous analogy, the two have no comparison. The concept of seizing property/assets if someone is unwilling/unable to pay their debts isn't exactly a new one.

You can't seize a multi-million dollar house over non-payment of $15,000! Why not? If you aren't prepared to pay for the upkeep of the community in which you own a house then I think you should forfeit the right to own a house in that area. But yes, Simples, I can't see it ever happening. Same reason you can't shoot someone for shoplifting. Justice isn't justice if the punishment far outweighs the crime.

Although not an immediate solve to the problem, there are procedures in place. For example, in our property, you are not going to be issued parking cards for entry to parking lots, without showing title deeds & service fee receipts. Also, title deeds are not issued without showing service fee receipts. And title deeds are now required to do all sorts of things, including process any residence visas of tenants. So slowly but surely, the Landlords will suffer as people's residence visas expire and they need to be renewed OR when new tenants move into a property. If they are not able to give title deeds to tenants, tenants will move =&gt; loss of rent. Slowly but surely there will be a divide between those LL who have the right paperwork and those that don't.

You can't seize a multi-million dollar house over non-payment of $15,000! Why not? If you aren't prepared to pay for the upkeep of the community in which you own a house then I think you should forfeit the right to own a house in that area. But yes, Simples, I can't see it ever happening.

No, we just moved in, why would me move out? if the fees remain unpaid at the end of the year when our renewal is up, we will file a complaint with the Rent Committee. Our rent cheque to the LL will be X amount minus what they owe and that's that edited by derien on 07/10/2012 So emaar will have won..... that's why they are doing this. edited by mrswhippy on 07/10/2012 But Emaar should win, they are in the right. When the property was purchased, it was clear there would be a service fee. ETA: Simpleas, the best thing you can do is invest in a cat and some rat traps. edited by drownedinthenile on 07/10/2012 you need a NOC from EMAAR to sell your property and they won't issue one until all outstanding fees are paid...that's the only reason our landlord paid up - the sale was being delayed !!

No, we just moved in, why would me move out? if the fees remain unpaid at the end of the year when our renewal is up, we will file a complaint with the Rent Committee. Our rent cheque to the LL will be X amount minus what they owe and that's that edited by derien on 07/10/2012 So emaar will have won..... that's why they are doing this. edited by mrswhippy on 07/10/2012 But Emaar should win, they are in the right. When the property was purchased, it was clear there would be a service fee. ETA: Simpleas, the best thing you can do is invest in a cat and some rat traps. <em>edited by drownedinthenile on 07/10/2012</em>

Totally....... Tenants shoudl know before hand; But i will only ever rent from a local; makes things much easier in the long run :)

No, we just moved in, why would me move out? if the fees remain unpaid at the end of the year when our renewal is up, we will file a complaint with the Rent Committee. Our rent cheque to the LL will be X amount minus what they owe and that's that edited by derien on 07/10/2012 So emaar will have won..... that's why they are doing this. edited by mrswhippy on 07/10/2012 Yes, I suppose but still, this has also created alot of hassle for tenants and we are being extremely victimised But if they had not done this you wouldn't have bothered to pay the service fees..... so desperate times; desperate measures. Sorry but what else are Emaar / Nakheel meant to do? At least allow tenants to know where they stand before they sign a contract with a landlord who hasn't paid their community fees so the tenants are likely to be penalized. Community Fees should be on the DD list of each letting agent in Dubai