Understanding Non-Renewal Notices in Dubai Tenancy

Legal documents related to tenancy agreements

Intro

Navigating the landscape of tenancy contracts in Dubai can be quite the endeavor, especially when it comes to non-renewal notices. As the bustling real estate market continues to evolve, it's important to have a firm grasp on the implications that these notices can hold for both tenants and landlords. In this section, we will outline the fundamentals of what non-renewal notices entail and why they matter. Understanding this aspect of tenancy agreements not only helps manage expectations but also prepares all parties for potential outcomes, be they beneficial or otherwise.

In essence, a non-renewal notice signifies an intention not to extend a lease agreement upon its expiration. It serves as a formal communication, typically issued by the landlord or property manager. The requirements surrounding these notices can be intricate and vary based on specific regulations governing Dubai's real estate market. For many individuals involved—be it renters looking for their next home or landlords managing multiple properties—it’s crucial to have clarity on the procedures, timelines, and legal stipulations that accompany non-renewal situations.

In the upcoming sections, we’ll delve deeper into the guidelines surrounding these notices and explore implications that arise as a result, especially in the context of current market trends and investment opportunities.

Understanding Tenancy Contracts

Understanding tenancy contracts is crucial for anyone involved in the rental market, particularly in a dynamic environment like Dubai. These contracts provide the legal foundation for the landlord-tenant relationship, clearly outlining rights and obligations for both parties. A solid grasp of these agreements helps prevent legal disputes, showcases responsibilities, and clarifies expectations.

Tenancy contracts can differ greatly in their structure and terms. Recognizing the specific aspects and nuances of various tenancy agreements enables stakeholders to navigate complex legal waters with more confidence. Additionally, understanding these contracts fosters transparency, which is critical for building trust between landlords and tenants.

In this article, we’ll explore the underlying principles of tenancy contracts—including their definitions, types, and the importance of having them written down—offering insights that are particularly valuable for buyers, investors, agents, and market analysts.

Definition of Tenancy Contract

A tenancy contract is essentially a legally binding agreement between a landlord and a tenant, outlining the terms under which a tenant can occupy a rental property. This agreement typically specifies duration, rent, and responsibilities associated with the upkeep of the rental space.

Unlike informal agreements, a tenancy contract crystallizes understanding, providing clarity and legal backing if disputes arise. This legal document aims to protect the rights of both parties, ensuring that neither can arbitrarily alter or ignore the terms agreed upon.

Types of Tenancy Contracts

Understanding the types of tenancy contracts is vital as each has its distinct characteristics and implications.

Fixed-term Tenancy

A fixed-term tenancy is an agreement that lasts for a set duration, often ranging from a few months to several years. This type of contract offers tenants stability, knowing their living situation won't change unexpectedly for the duration of the lease. A key characteristic of fixed-term tenancies is the defined end date, which makes it a common choice among both landlords and tenants.

Advantages:

Predictable rent payments,
Security for tenants,
Limited potential for landlord intervention during the term.

However, one downside may be the lack of flexibility. If a tenant wishes to vacate before the term ends, they might face penalties or forfeiture of their security deposit.

Periodic Tenancy

Periodic tenancy, on the other hand, does not adhere to a set term; instead, it renews on a regular basis—whether weekly, monthly, or annually. This type of arrangement is adaptable, lending itself well to individuals who may have uncertain living situations. A defining feature of periodic tenancies is the inherent flexibility they provide.

Advantages:

Ease in vacating with appropriate notice,
No long-term commitment.

Yet, rental amounts may fluctuate more frequently, and tenants might face renewed pressure each period, not knowing if their rent might increase or if the property would be withdrawn from the rental market.

Importance of Written Contracts

Written contracts are not just mere formality; they serve several pivotal purposes. Firstly, they provide a clear record of the agreed-upon terms and eliminate misunderstandings between landlords and tenants. In situations where disputes arise, having a written format greatly strengthens a party's position, presenting concrete evidence in legal cases.

Secondly, written contracts can help establish clear protocols for payments, maintenance responsibilities, and processes for handling issues such as repairs or disputes. This level of clarity promotes a smoother landlord-tenant relationship, reducing conflict and fostering cooperation.

In essence, knowing about different types of tenancy contracts and the significance of written agreements lays the groundwork for informed decision-making and stronger legal standing for both landlords and tenants.

Legal Framework Governing Tenancy in Dubai

The legal terrain of tenancy arrangements in Dubai is paramount for both landlords and tenants to comprehend. This framework not only delineates the rights and obligations of each party but also mitigates conflicts arising from misunderstandings or misinterpretations. Recognizing the laws that govern tenancy helps stakeholders make informed choices and safeguard their interests. With Dubai being a hub for expatriates and investors, having a clear understanding of the legal stipulations surrounding tenancy is more crucial than ever.

Dubai Tenancy Law Overview

Dubai's tenancy laws are meticulously crafted, offering a structured approach to the dynamic rental market. The primary piece of legislation governing residential tenancies in Dubai is Law No. 26 of 2007, which has been amended by Law No. 33 of 2008. This law serves as a guide, stipulating the rights and responsibilities of both parties involved in a lease agreement. Among its core tenets are definitions of tenancy contracts, regulations around rents, and provisions for resolving disputes. Such a legal framework ensures that tenants are afforded protections while recognizing landlords' rights to their property.

A landlord reviewing a non-renewal notice

In a landscape often marked by rapid changes in property values and rental demands, this stability provided by a cohesive legal structure is invaluable. It allows tenants to feel secure in their living arrangements, fostering a more positive rental experience, while it also serves landlord interests by clearly outlining rental procedures.

Key Legal Provisions

Several key provisions emerge from the Dubai tenancy law that directly relate to non-renewal notices and contractual obligations:

Fixed-Term and Non-Fixed Tenancy: The law outlines the types of tenancy agreements that exist, clarifying the differences in renewal notices applicable to each.
Notice Period Requirements: It specifies the duration of notice periods required for non-renewal, emphasizing the importance of timely communication to avoid potential disputes.
Rent Regulation: The law includes provisions pertaining to rent increases, ensuring that both tenants and landlords are aware of the acceptable limits and conditions under which rent can change.
Dispute Resolution: In case of conflicts, the law delineates the processes available for tenants and landlords to resolve their disputes, often encouraging mediation before resorting to legal action.

According to the law, unless otherwise agreed, a tenant is usually required to receive a non-renewal notice at least 90 days before the contract's expiration. Failure to adhere to these legal stipulations can create imbalances that may ultimately lead to disputes; hence the importance of understanding these nuances cannot be stressed enough.

"In a swiftly evolving market, knowing the letter of the law can save you from future headaches."

Upon grasping these essential legal provisions, landlords and tenants alike can navigate the complexities of tenancy with greater assurance, fostering a rental environment characterized by mutual respect and understanding.

Notice for Non-Renewal of Tenancy Contract

The notice for non-renewal of tenancy contracts is a linchpin in the rental processes in Dubai's real estate market. Understanding its importance lies not only in compliance with local regulations but also in fostering clear communication between landlords and tenants. This notice serves as an essential tool for establishing the intent of either party concerning future occupancy. It delineates the boundaries of agreement and creates a structured framework for moving forward, whether that be vacating the premises or negotiating a new lease.

Initiation of Non-Renewal

The initiation of non-renewal is typically instigated by the landlord, who may decide not to extend the tenancy for various reasons, such as personal use of the property or a wish to increase rent. It’s critical that this process be initiated well in advance of the lease's expiration. Common practice involves providing written notice, often 90 days prior to the contract's end date, although this can vary based on the specific terms outlined in the tenancy agreement and local regulations. This timeframe gives tenants ample opportunity to plan their next steps, whether that means negotiating terms or seeking alternative residences.

Typically, clear procedural guidelines help in initiating the non-renewal process. These include the required format for the notice, delivery methods, and the information that needs to be conveyed to the tenant. Each aspect plays an integral role in making sure the landlord adheres to legal obligations while also ensuring that tenants are treated fairly and with transparency.

Format and Elements of the Notice

The format and elements of the notice are crucial in creating a clear and effective message. A well-structured non-renewal notice contains several key attributes that facilitate understanding between the parties involved.

Required Information

When drafting a non-renewal notice, including specific information is paramount. The notice typically requires details such as:

The names of both parties
Property address
End date of the tenancy
Clear statement indicating non-renewal
Signature of the landlord or authorized representative

The key characteristic of requiring this information is its role in providing clarity and reducing the chances of disputes. A well-documented notice avoids ambiguity, which is beneficial for both parties. Notably, this approach helps in maintaining a professional relationship, critical in the often emotionally charged arena of tenancy. However, while the inclusion of this information can safeguard against misunderstandings, it also places a burden on landlords to ensure accuracy and compliance with local regulations.

Remember: The more specific and clear you are, the less room there is for misinterpretation.

Delivery Methods

The delivery method of the notice can significantly impact its effectiveness. Landlords generally have a few options:

Personal delivery: Handing the notice directly to the tenant ensures immediate receipt.
Registered mail: Sending the notice via registered mail provides a written record of delivery.
Email: If previously agreed upon, sending the notice via email can be efficient.

Each delivery method has its own advantages and disadvantages. Personal delivery eliminates uncertainties about whether the notice was received, although it can create uncomfortable confrontations. On the other hand, registered mail provides proof of delivery yet might take longer to reach the tenant. Email could be fast, but it lacks the formal acknowledgement needed in some situations. Choosing the right method, therefore, involves weighing aspects like convenience against accountability.

Timing of the Notice

Timing plays a crucial role in the process surrounding the non-renewal of tenancy contracts. It dictates the flow of events between tenants and landlords, ensuring that both parties are fully aware of their rights and obligations. Understanding how to effectively time a non-renewal notice can prevent misunderstandings, disputes, and potential legal ramifications.

Notice Period Requirements

Standard Notice Period

The standard notice period is typically outlined in local tenancy regulations, specifying the minimum time frame that either party must adhere to when intending not to renew a lease. This period usually ranges from 30 to 90 days, depending on the type of contract and local laws. The key characteristic of the standard notice period is its ability to create an expected rhythm in the rental cycle—both landlords and tenants know when to expect a decision on lease renewal.

A benefit of adhering to the standard notice period is that it provides ample time for both parties to prepare for the transition. For landlords, this might mean finding a new tenant or adjusting rental rates. For tenants, it allows them a reasonable timeframe to secure alternative housing arrangements. This predictability fosters a better relationship and enhances communication, reducing the chance of conflicts.

However, unique features such as non-compliance with this specified period can lead to complications. Late notifications might prevent landlords from properly marketing their properties or disrupt tenants’ plans for moving, which could result in disputes or claims for damages if either party feels aggrieved.

Exceptions to the Rule

Exceptions to the standard notice requirements can arise under certain circumstances, such as when a tenant fails to pay rent or in cases of lease agreements with specific forgetfulness clauses. These exceptions are significant because they provide landlords flexibility. For instance, if a tenant is clearly not meeting their rental obligations, the landlord may have the right to bypass the usual notice time—offering them an avenue for swift action.

A tenant examining their rights and responsibilities

While this can be seen as a beneficial aspect for landlords, it's also a double-edged sword. Such flexibility can lead to tenant disputes, as those affected by sudden notices might assert that they were not given adequate time to rectify issues or seek alternative housing. Hence, while these exceptions serve a specific purpose, they can complicate tenant-landlord relations, making it essential to handle them with diligence and clear communication.

Consequences of Late Notification

Failing to adhere to the proper timing of notices can yield severe repercussions. Late notifications can leave tenants scrambling for new accommodations, often resulting in stress, financial burden, and, sometimes, missing important agreements altogether. Tenants may also pursue legal action based on these late notifications, alleging that they were unfairly treated or displaced without reasonable notice.

From a landlord's perspective, late notifications may attract unwanted scrutiny and potential legal liability, impacting not just financial standing but reputation as well. A previously reliable property can quickly turn into a thorn in one's side if tenants feel wronged by poor timing or miscommunication.

In all, the timing of the notice for tenancy non-renewals is a vital cog in the rental machinery, requiring careful consideration and adherence to established norms to promote harmonious landlord-tenant relations.

Implications for Tenants

When a tenant receives a non-renewal notice, it's no small matter. This situation can stir up a whirlwind of emotions, uncertainties, and decision-making pressures. Understanding the implications is essential because they affect both immediate and long-term housing stability and financial planning. Ignorance may lead to repercussions that a tenant simply isn't ready for, hence the importance of grasping what such a notice entails.

Tenant Rights upon Notice Issuance

Every tenant has established rights that must be honored despite the notice of non-renewal. It is crucial to be aware of these rights to navigate through this transitional phase effectively. In Dubai, tenants are entitled to a minimum notice period as per the tenancy laws. Typically, a landlord must provide at least 90 days notice before the expiration of the current lease. This right is more than just a cushion; it serves as a safety net. With sufficient notice, tenants can organize their next steps without being caught off-guard.

Moreover, tenants retain the right to challenge the non-renewal based on irregularities. For instance, if a landlord fails to follow the legal requirements specified in the lease or fails to issue the notice properly, a tenant may choose to contest this action in a court of law. This aspect emphasizes the importance of knowing exactly what rights are due when facing contract non-renewal.

Options for Tenants

Negotiating Renewals

One of the first routes for tenants facing a notice is negotiating a renewal of their existing contract. This process can be enormously advantageous if both parties are open to discussion. The key aspect here is communication: striking while the iron is hot often yields better results. A tenant may offer to adjust terms, such as a minor increase in rent, to make the contract more appealing to the landlord. What makes negotiating renewals an attractive choice is the preservation of stability. It saves tenants from the hassle of moving and the uncertainty of finding a suitable new abode.

However, potential drawbacks can exist. If a tenant negotiates without understanding the landlord’s motives—say, attempting to hike rent for a major renovation—then they might find themselves with a new agreement that’s not in their favor. Nonetheless, leveraging negotiation can often result in a win-win situation, provided both parties approach it earnestly.

Seeking Alternative Accommodations

If a renewal is off the table or negotiations fail, seeking alternative accommodations becomes paramount. This option involves more than just scrambling to find a new place; it means taking time to find the right fit. This is often a significant pivot for tenants. One crucial factor here is timing. Those who start their search early tend to have a broader range of options, effectively mitigating impulse-driven decisions that can come from being pressed for time.

Moreover, the area one aims to move into also presents an opportunity. Tenants can explore neighborhoods that not only fit their budgets better but might also offer amenities that align with their lifestyles. On the flip side, it can be daunting. Moving is no small feat—logistics, finances, and emotional stress can pile up. Thus, while seeking alternative accommodations may provide fresh opportunities, it requires careful consideration and planning.

Implications for Landlords

Understanding the implications of non-renewal notices is vital for landlords navigating the competitive landscape of Dubai's tenancy market. This aspect focuses on how landlords can protect their investments, minimize risks, and ensure that their rights are upheld while being aware of their responsibilities. It's a balancing act, where knowledge of the legal framework and effective communication with tenants can lead to smoother transitions at the end of lease terms.

Landlord Rights and Duties

One of the core components for any landlord is grasping the rights and duties intertwined with issuing a non-renewal notice. Firstly, a landlord has the right to terminate a tenancy agreement upon its expiration, provided they follow the local laws governing this process.

Right to Non-Renewal: Landlords can choose not to renew a tenancy for various reasons such as plans to sell the property or make substantial renovations. The law grants them the ability to end a contract at its natural conclusion, as long as proper notice is given.
Obligation to Provide Notice: It’s crucial that landlords comply with the stipulated notice period in the lease agreement. Failure to provide adequate notice could result in legal repercussions and loss of rental income. This duty ensures that tenants have sufficient time to find alternative housing, thus reducing tension and potential disputes.
Responsibility for Property Conditions: Even before the notice is issued, landlords must ensure the property remains in a habitable condition. They are responsible for maintaining essential services and amenities, which could impact tenant satisfaction and future leasing.

Landlords who keep open lines of communication and address tenant concerns dutifully can facilitate smoother transitions.

Risks Associated with Non-Renewal

Deciding not to renew a tenancy can carry several risks that landlords must consider carefully. The potential downsides include:

Financial Impact: Losing a tenant means potential lapses in rental income. If a vacancy persists for too long, landlords could face both financial strain and loss of investment value.
Tenant Turnover Costs: Each time a tenant leaves, landlords may incur costs related to marketing the property, conducting repairs, and screening new tenants. These expenses can add up and impact profitability.
Legal Disputes: If proper protocol isn't followed when issuing a non-renewal notice, landlords might find themselves facing legal challenges. Tenants could argue for wrongful termination or claim damages if they feel the non-renewal was unjustified.
Reputation Risks: A landlord's reputation can take a hit if tenants perceive the non-renewal as unfair. Word of mouth can significantly alter public sentiment and affect future business.

"A smooth sailing ship often avoids rocky shores. Being well-informed about non-renewal procedures can prevent cliffs and crisis."

To mitigate these risks, landlords should establish a clear strategy for each tenancy and be transparent about any intentions regarding non-renewal. By doing so, they can lay a strong foundation for future landlord-tenant relationships.

Understanding where landlords stand legally, along with the potential pitfalls they might face, is crucial. By arming themselves with knowledge and fostering good relations with their tenants, landlords can glide through the issues that arise with tenancy contracts in Dubai.

Dispute Resolution Processes

Navigating the terrain of tenancy contracts and their non-renewals in Dubai can, at times, be a tangled web. Disputes can arise due to misunderstandings, unmet expectations, or even oversight of legal stipulations. This section plays a vital role in understanding how to address these conflicts constructively, ensuring that both parties are empowered to resolve issues amicably while adhering to the legal framework.

Common Disputes Arising from Non-Renewals

A city skyline representing Dubai's real estate market

When a non-renewal notice is issued, several disputes may sprout. Here are a few prominent issues that often bubble to the surface:

Timing Conflicts: Discrepancies can occur if one party believes the notice was delivered on time, while the other asserts otherwise.
Proper Notice Format: If the notice fails to meet the legal requisites—like lacking necessary details or miscommunication—disputes may arise about its validity.
Unmet Expectations: Sometimes, tenants or landlords may believe that an automatic renewal was implied, leading to disputes when the opposite occurs.
Compensation Claims: After non-renewal, disagreements might swirl around potential damages or compensation, especially if a tenant feels financial loss due to the unclear boundaries of contractual obligations.

These disputes highlight the necessity for clear, straightforward communication between parties to avoid misunderstandings, and they make it essential to know how to approach resolution effectively.

Legal Avenues for Resolution

When disagreements escalate beyond simple discussions, two primary legal avenues emerge for resolution: Arbitration and Litigation. Both have unique features, benefits, and possible pitfalls.

Arbitration

Arbitration often serves as a favored route among landlords and tenants seeking to settle disputes. This method includes a neutral third-party arbitrator, steering the resolution process in a more private fashion compared to court proceedings.

Key Characteristic: The streamlined nature of arbitration often results in faster resolutions, saving both time and costs associated with prolonged disputes.
Benefits: Participants can select an arbitrator with expertise in tenancy law, ensuring a more informed decision-making process. This can nurture a feeling of fairness, making it a popular choice for those engaged in Dubai's real estate sector.
Unique Features: Unlike litigation, arbitration can be more informal. The proceedings allow more flexibility concerning rules of evidence. However, one downside could be the limited right to appeal decisions, as the arbitrator's ruling is typically final.

Litigation

On the flip side, litigation involves taking disputes to the courts, where a judge makes the final decision. While this route may seem daunting, it offers transparency and formality that can appeal to those seeking clarity in legal matters.

Key Characteristic: The structured environment of courts can be beneficial for documenting claims, assembling evidence, and providing a formal setting for disputing parties.
Benefits: In litigation, parties have the right to appeal, which can be pivotal if one feels that the decision was unjust. This can provide a layer of security to tenants and landlords alike as they seek fairness.
Unique Features: However, litigation can be lengthy and costly. Additionally, the public nature of court proceedings might be less favorable for those who prefer to handle matters privately.

Understanding these avenues provides a framework through which tenants and landlords can approach issues that arise from non-renewals effectively. A clear grasp of the potential disputes and corresponding resolution methods helps to empower parties, ensuring that rights are safeguarded and responsibilities adhered to.

Best Practices for Tenants and Landlords

Navigating the world of tenancy contracts, particularly around non-renewal notices, can feel like trying to find your way through a labyrinth. To alleviate some of that pressure, having best practices in place becomes essential for both tenants and landlords. Understanding these practices can not only simplify the process but also foster a more collaborative relationship between both parties.

Clear Communication Strategies

One of the pillars of a successful landlord-tenant relationship is clear communication. It’s like the old saying goes, “a stitch in time saves nine.” Addressing concerns and updates promptly can prevent misunderstandings that might escalate into disputes.

Open Dialogue: Initiate conversations early. This means not waiting until the notice period is upon you. Both parties should feel encouraged to discuss potential non-renewals without fear of it reflecting poorly on their character or intentions.
Regular Updates: Landlords should regularly inform tenants about any changes in property management or relevant laws in the area. Likewise, tenants should feel empowered to express concerns about their tenancy. Setting up regular check-ins can make this process smoother.
Use Clear Language: Avoiding jargon helps convey messages better. Using simple language can go a long way in ensuring both parties understand the nuances of tenancy and non-renewal contracts.
Written Notices: Whenever possible, put everything in writing. Whether it’s a notice for non-renewal or a simple check-in about the state of the property, having it documented reduces chances of misinterpretation.

In summary, fostering open lines of communication not only builds trust but also curtails potential conflicts, ensuring smoother transitions for both tenants and landlords.

Maintaining Documentation

Documentation serves as the backbone of any tenancy contract. Just like taking stock of your pantry before planning dinner, thorough records ensure that both parties are aligned, minimizing confusion later on.

Keep Copies of Agreements: Both landlords and tenants should maintain copies of signed contracts and any amendments made throughout the tenancy. This practice provides clarity on the terms decided initially, should any disputes arise later.
Document Correspondence: Keep records of communications regarding non-renewals and any issues that arise during the tenancy. The more detailed the records, the better. This includes emails, letters, and text messages.
Photographic Evidence: For landlords, documenting the property’s condition both before a tenant moves in and as they move out can be vital. Photographs or video can substantiate claims regarding damages or maintenance issues if they come up post-tenancy.
Track Payments: Maintain a ledger or use software to keep tabs on rent payments, deposits, and any expenses related to property management. This kind of transparency builds trust between both parties.

Investing time in thorough documentation might feel tedious now but pays dividends down the line. It creates a solid foundation of accountability that both landlords and tenants can rely on.

In wrapping it up, implementing best practices like clear communication and meticulous documentation helps smooth out the complexities involved in tenancy agreements. It's safe to say that being proactive in these areas can prevent complications that come knocking when least expected.

"A wise man will make more opportunities than he finds." – Francis Bacon

By adhering to these guidelines, both tenants and landlords can look forward to a more harmonious relationship, whether renewing a contract or parting ways.

Closure

The topic of non-renewal notices for tenancy contracts holds significant weight in the realm of the Dubai real estate market. As the evenings draw in and the decision on whether or not to renew a lease looms larger, both tenants and landlords must take heed of the implications embedded in this process. Understanding the intricacies of non-renewal notifications can save individuals from potential pitfalls and foster a climate of mutual respect and transparency.

Summary of Key Insights

In this article, several vital themes have emerged.

Timing Matters: Knowledge of the required notice periods can prevent last-minute surprises. It's crucial for both parties to be aware of when a notice must be served.
Rights and Responsibilities: Landlords have specific duties to ensure their properties are habitable and meet legal standards, while tenants enjoy rights that protect them from injustices.
Documentation is King: Keeping meticulous records, including communication about non-renewal, provides a safety net should disputes arise. Properly documented interactions can serve as evidence in future negotiations or legal procedures.
Resolution Avenues: Knowing how to navigate disagreements lets stakeholders find solutions without a protracted battle, which could be detrimental to both parties.

This synthesis allows readers to walk away with a refreshed understanding of their respective positions and responsibilities, paving the way for smoother transactions in the future.

Looking Ahead

As the landscape of Dubai’s real estate evolves, it’s wise for all involved to stay updated. Market conditions change, regulations get tweaked, and societal trends might shift rental demand suddenly.

Continuous Education: Individuals and businesses should invest time in understanding recent changes in tenancy laws and market practices. Resources like real estate forums, official property law blogs, or government websites (e.g., knowledge.dubai.ae, or realestate.gov.ae) offer insights that can be critical for decision-making.
Adaptability: Tenants and landlords alike need to remain flexible. Life is often unpredictable; economic factors, such as job market conditions or inflation, can alter the rental landscape. A willingness to negotiate mutually beneficial arrangements can keep relationships amicable.
Collaboration: Professionals such as property agents should prioritize open dialogue and transparency in all dealings. Encouraging open channels for feedback can help address any issues before they escalate into formal disputes.

By considering these future-oriented insights, stakeholders can better prepare themselves for the ever-changing dynamics of the property market, ensuring they remain proactive rather than reactive.

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