How to make a good property investment in Fes

Last updated on January 18, 2024

Yes, the analysis of Fes' property market is included in our pack

Fes, a historic city in Morocco, presents real estate investment possibilities. Explore the options available in this ancient city known for its well-preserved medieval architecture and cultural heritage.

How is the real estate market there? Are prices going up or going down? Do people make profits on their real estate investments? What about the rental demand?

We'll answer all these questions for you! When building and updating our property pack for Morocco, our team has been researching and surveying this area. Actually, lots of customers are interested in investing there. So we thought it would be a good idea to add some information about it in our pack.

Investing in real estate in Fes

Is Fes an attractive destination for property investment?

Fes, often referred to as Morocco's cultural and spiritual heartland, has become an attractive destination for property investment for several reasons.

The city's rich history, vibrant culture, and unique architecture draw tourists and investors alike. The real estate market in Fes is dynamic, with a growing demand for both residential and commercial properties.

For instance, the increase in tourism has led to a rise in the demand for traditional riads and guesthouses, which are often converted into boutique hotels or vacation rentals.

Historically, the real estate market in Fes, like many markets around the world, has experienced fluctuations.

However, it has shown resilience and a general trend of appreciation over the long term. While there have been periods of stagnation and even decline, particularly during economic downturns or political instability, the market has generally recovered and continued to grow. This is partly due to the enduring appeal of Fes as a travel destination and its UNESCO World Heritage status, which helps to maintain interest in the area.

Investments in the Fes real estate market tend to perform well when they are aligned with the city's unique characteristics.

For example, restored traditional homes, known as riads, located within the historic medina, are particularly sought after. These properties often feature intricate tile work, carved wooden doors, and central courtyards, which appeal to both international buyers looking for a second home with cultural significance and investors aiming to capitalize on the city's tourism sector. Budgets can vary widely, with more modest investments in the outskirts and more substantial investments within the medina or in areas with high tourist traffic.

One very specific and positive aspect of properties in Fes is the traditional Moroccan architecture, which includes features such as ornate zellige tilework, carved plaster, and cedar woodwork. These elements are not only aesthetically pleasing but also embody the rich history and craftsmanship of the region, making properties that contain them highly desirable.

Regarding the safety of investment in more traditional areas of Fes, it is generally considered stable. The Moroccan government has shown a commitment to developing the tourism sector and improving infrastructure, which supports the real estate market.

However, as with any investment, there are risks, and you have to conduct thorough research and possibly consult with local experts.

While knowing the local language, which in this case is primarily Arabic, with French also widely spoken, is not an absolute necessity for investing in property, it can be incredibly beneficial. It can help in negotiations, understanding legal documents, and managing properties.

However, many investors successfully navigate the market with the assistance of local agents and lawyers who can bridge the language gap.

What are the trends forecasts for the real estate market in Fes?

Understanding the current trends in the housing market, particularly in a city like Fes, requires a look at various factors including economic conditions, political climate, and local developments.

Fes, being one of the imperial cities of Morocco, has a unique real estate market that is influenced by its cultural heritage, tourism, and urban development.

One trend that has been observed is the increasing interest in the restoration of traditional riads and dar properties within the medina, which are often converted into guesthouses or boutique hotels. This is driven by the tourism sector, which is a significant part of the city's economy. As tourism continues to grow, demand for such properties is likely to increase, potentially driving up prices in this segment of the market.

Another point to consider is the government's investment in infrastructure and urban development. Projects that improve transportation, such as the expansion of roads and the development of new urban areas, can make outlying areas of Fes more accessible and attractive to buyers, potentially leading to a rise in property values in those areas. The government's focus on improving living conditions and attracting foreign investment can also be a positive sign for the real estate market.

Economic changes, such as fluctuations in the Moroccan Dirham, inflation rates, and employment levels, can also impact the real estate market. A strong economy typically leads to increased buying power and higher demand for housing, which can drive up prices.

Conversely, if the economy faces a downturn, it could lead to a decrease in demand and falling property prices.

Political stability is another crucial factor. Morocco has been relatively stable in recent years, which helps maintain investor confidence. Any significant political upheaval could deter investment and negatively affect the housing market.

On the other hand, political policies that encourage foreign investment, such as tax incentives or simplified property ownership laws for foreigners, could boost the market.

Upcoming legislation or government policies can have a significant impact on the real estate market as well.

For instance, changes in property taxes, land use regulations, or housing development policies can either stimulate growth or create challenges for the market. If the government introduces policies that make it easier to develop and sell property, such as streamlining the permit process or providing subsidies for developers, this could lead to an increase in housing supply and potentially more affordable prices.

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What types of property can you buy in Fes? What are the prices and yields?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in Morocco.

When considering investing in real estate in Fes or any other city, you have a variety of property types to choose from, including residential, commercial, and land.

Residential properties can range from apartments and condos to single-family homes and villas. Commercial properties might include office spaces, retail locations, or warehouses. Land investments could be for development or agricultural use.

Building a property is certainly an option if you're looking for a more hands-on investment. It's doable, but it requires a significant amount of time, money, and expertise. You'll need to consider the cost of land, construction, permits, and the time it will take to complete the project. The average cost of residential properties varies widely by city, neighborhood, and the type of property. In a city like Fes, prices can range from affordable to quite expensive, depending on the location and quality of the property.

The ratio of renters to owners can vary, but in many urban areas, there's a substantial rental market. People do buy to let, which means purchasing a property specifically to rent it out. The rental yield potential, which is the rent income as a percentage of the property purchase price, depends on several factors including location, property condition, and market demand. In popular neighborhoods or those close to amenities and transport links, the rental yield can be quite attractive.

Rental demand is influenced by factors such as employment rates, population growth, and the local economy. In a historic city like Fes, tourism can significantly affect the property market. Properties that can be used for short-term rentals are often in high demand, especially in areas popular with tourists. This demand can drive up both property prices and rental rates.

The ease of reselling property depends on market conditions, the property's location, condition, and price point. In a buoyant market, properties can sell quickly, but in a slower market, it might take longer to find a buyer. The typical holding period for a real estate investment can range from a few years to several decades. Short-term investors might flip properties within a few years, while long-term investors might hold onto their properties, benefiting from rental income and long-term capital appreciation.

Capital gains prospects are speculative and depend on the same factors that affect rental demand and property values. In a growing market, you might see significant capital gains, but in a stagnant or declining market, gains can be minimal or even negative.

When considering a real estate investment, you have to do thorough research and possibly consult with local experts, such as real estate agents, property managers, and financial advisors, to understand the specific dynamics of the market you're interested in. Remember, all investments carry risk, and real estate is no exception. It's crucial to consider your own financial situation, investment goals, and risk tolerance before making any investment decisions.

Which areas in Fes offer the best investment opportunities?

When foreigners look to buy property in Fes, they often gravitate towards areas that offer a blend of cultural authenticity, accessibility, and potential for investment returns.

Fes, being one of the oldest cities in Morocco and home to the world-renowned Fes el Bali medina, attracts a variety of foreign buyers, including those interested in the historical value, cultural experiences, and those looking for a more relaxed lifestyle compared to the hustle and bustle of larger cities like Casablanca or Marrakech.

Foreigners often buy property in the Fes el Bali area, which is the old medina, because of its historical significance and unique architecture. This area tends to attract those who are interested in the arts, history, and culture, as well as those looking to run guesthouses or invest in rental properties for the tourist market. The charm of living in a UNESCO World Heritage site is a strong draw.

Another area that is popular among foreigners is the Fes el Jdid, which is the newer part of the old city. It offers a slightly more modern living experience while still being close to the cultural heart of the city. This area can be a good compromise for those who want to be near the medina but prefer a bit more tranquility and space.

For budget-friendly options that are still ripe for investment, look towards the outskirts of the city or the newer developments. These areas offer more modern amenities and are often well-connected to the city center by public transport. They may not have the same historical appeal as the medina, but they offer a different kind of charm and are often popular with expats who are working in Fes or nearby areas.

Neighborhoods that are trending up and becoming more popular include those that are seeing infrastructure improvements or are in close proximity to economic developments, such as new schools, shopping centers, or business parks. These areas are likely to see an increase in property prices and rental demand as they become more desirable for both locals and expats.

When considering the pros and cons of each area, you have to weigh factors such as accessibility, noise levels, property condition, and the potential for appreciation. Properties in the old medina can be incredibly charming but may require significant renovation. They also tend to be in denser, noisier areas with narrow streets that can be difficult to navigate. Newer developments may lack the character of the old city but often provide more modern comforts and amenities.

Predicting where property prices and rental demand could go up in the future involves looking at trends in tourism, government investment in infrastructure, and the overall economic health of the region. Areas that are seeing a steady increase in tourism or are targeted for urban renewal projects could be good bets for property investment.

Additionally, as remote work becomes more prevalent, neighborhoods that offer a good quality of life with access to nature and recreational activities might also see an uptick in demand.

Regions to avoid would typically be those with high crime rates, lack of infrastructure, or those far removed from the city center with poor transport links. It's also wise to be cautious of areas that are prone to flooding or other environmental concerns.

When considering buying property in Fes, you have to do thorough research, possibly engage with a local real estate expert, and visit the areas of interest to get a true feel for the neighborhood. Understanding the local market, the legalities of property ownership in Morocco, and having realistic expectations about the return on investment will help in making a sound decision.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for Morocco.

Area	Attractions	Buyer Interest	Considerations
Fes el Bali	Historical significance, UNESCO World Heritage site	Arts, history, culture enthusiasts, guesthouse and rental property investors	May require renovation, noisy, narrow streets
Fes el Jdid	Close to cultural heart, more modern living	Those seeking proximity to medina with more tranquility and space	Balance between traditional charm and modern comfort
Outskirts/New Developments	Modern amenities, well-connected to city center	Expats, budget-conscious investors	Lack historical appeal, but offer modern comforts
Trending Neighborhoods	Infrastructure improvements, proximity to economic developments	Locals and expats looking for rising property values and rental demand	Watch for increasing property prices and rental demand
Areas to Avoid	High crime rates, lack of infrastructure, poor transport links	N/A	Consider safety, accessibility, and environmental concerns

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Who can invest in real estate in Fes?

Investing in property as a foreigner in Fes

If you're considering investing in housing property in Fes, Morocco, as a foreigner, there are several things you should be aware of regarding property ownership rights, restrictions, and necessary procedures.

Foreigners generally have the same rights as Moroccan citizens when it comes to owning property in Morocco. You can own apartments, houses, and other types of buildings.

However, when it comes to owning agricultural land, there are restrictions. Foreigners are not typically allowed to own agricultural land unless they plan to live in Morocco and use the land for agricultural purposes.

There are no differences in property ownership rights based on your country of origin. The process and rights are the same for all foreigners. You do not need to live in Morocco to purchase and own property; however, if you plan to stay for an extended period, you may need to apply for a residence permit. For the purchase process, a tourist visa is usually sufficient.

There are no restrictions on how long a foreigner can own property in Morocco. You can hold onto your property indefinitely, and it can be passed on to heirs or sold to another foreigner without additional restrictions. When selling to another foreigner, the process is similar to selling to a Moroccan citizen.

To purchase property in Morocco, you will need a Tax Identification Number (TIN), which is necessary for the property registration and tax payment process. You will also need a valid passport and, in some cases, a bank statement to prove financial stability.

While it's not mandatory to have a local bank account to purchase property, it is highly recommended. Having a local bank account makes it easier to manage payments related to the property, such as utilities, taxes, and maintenance fees. It also simplifies the process of transferring funds within Morocco.

Payments for property are typically made in Moroccan Dirhams (MAD), and it is not common to make payments in foreign currencies due to the country's currency regulations. You will need to convert your funds into MAD for the transaction.

Foreigners are subject to the same tax rates as locals when it comes to property taxes. These include annual property taxes, taxes on rental income if you decide to rent out your property, and capital gains tax if you sell the property.

Finally, you do not need specific authorization from a governmental institution to purchase property, but you will go through a notary who will ensure that all legal requirements are met and that the property is registered in your name. The notary plays a crucial role in the property buying process in Morocco, handling the contracts, ensuring clear title, and recording the transaction with the appropriate authorities.

Remember, while the process is relatively straightforward, it's always wise to consult with a local real estate agent or a lawyer who specializes in property law to help navigate the specifics of the transaction and ensure that all legal requirements are met.

Residency in Fes

Currently, Morocco, the country where Fes is located, does not have a formalized 'Golden Visa' program like some other countries, where residency is offered directly in exchange for real estate investment.

However, owning property in Morocco can be a pathway to residency under certain conditions.

When you purchase property in Morocco, you can apply for a residency permit, which is not automatically granted with property ownership but owning property is viewed favorably in the application process. The initial residency card is typically valid for one year and can be renewed annually. After you have legally resided in Morocco for a continuous period, usually five years, you may apply for permanent residency.

The process involves submitting various documents, including proof of property ownership, a valid passport, a police record from your home country, and evidence of financial means to support yourself without working in Morocco. The financial requirement is not explicitly tied to the value of the property, but you should be able to demonstrate that you can live in Morocco without needing to work there.

The number of people who have used property ownership as a means to obtain residency in Morocco is not readily available, as it is not a formal investment program with published statistics.

Once you have permanent residency, you may eventually qualify to apply for citizenship, but this is a separate process with additional requirements, including demonstrating proficiency in Arabic and continuous residence in the country.

It's important to note that Moroccan immigration laws and policies can change, and the process can be complex. It's advisable to consult with a local lawyer or a professional immigration advisor who can provide guidance based on the most current regulations and help you navigate the process.

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How to get started to invest in real estate in Fes?

What is the step-by-step process to buy property in Fes?

We'll give her a brief overview. However, there is a detailed and dedicated document to the buying process in our property pack for Morocco.

When you decide to buy a property in Fes, the process begins with finding a house that you like.

Once you've made your choice, you typically start by making an offer through a real estate agent or directly to the seller if you're dealing with a private sale. Negotiations on price and terms follow, and when an agreement is reached, a preliminary contract, often referred to as a 'compromis de vente,' is signed by both parties. This contract outlines the terms of the sale and usually includes a deposit from the buyer, which is typically around 10% of the purchase price.

After signing the preliminary contract, there is a period for due diligence, where various checks are carried out on the property. This includes ensuring there are no legal issues with the property's title, no outstanding debts, and that all necessary permits and documentation are in order. This stage can be quite complicated and error-prone, especially if there are irregularities in the property's documentation or history. It's also the stage where a notary gets involved. In Morocco, the notary plays a crucial role, handling the legal aspects of the transaction, ensuring that everything is in order, and preparing the final deed of sale.

One aspect that might be considered unusual compared to some other countries is the importance of the 'Adoul' in property transactions. The Adoul are legal professionals who witness the signing of documents and ensure that the contracts are in accordance with Moroccan law. Their involvement is a unique feature of the Moroccan legal system.

The time it takes from finding a house to having full ownership can vary greatly. It might take a few weeks to several months, depending on how quickly the due diligence can be completed and how ready both parties are to proceed. The most time-consuming parts are often the legal checks and the process of obtaining all the necessary paperwork, which can be slow if there are complications or if any party is not prompt in providing information.

While you don't absolutely need to know the local language, Arabic or French, to navigate the entire process, it can be extremely helpful. Many legal documents and negotiations will be in Arabic or French, and having a command of the language can help you understand the nuances of the transaction. If you're not fluent, it's advisable to work with a trusted real estate agent or a lawyer who can communicate on your behalf and ensure that you understand all aspects of the deal.

Cultural norms and practices can indeed cause issues if you're not aware of them.

For example, in Morocco, relationships and personal connections can play a significant role in business dealings. It's important to be respectful, patient, and to build trust with the seller and other parties involved in the transaction. Rushing or being overly aggressive in negotiations can be seen as disrespectful and may hinder the process.

Overall, buying property in Fes, as in many places, can be complex, and you have to be thorough and patient throughout the process. Working with knowledgeable local professionals can help navigate any potential pitfalls and ensure that the transaction goes as smoothly as possible.

Looking for property in Fes

Please note that there is a list of contacts (real estate agencies, lawyers, notaries, etc.) and websites in our property pack for Morocco.

When you're looking to find a house in Fes, Morocco, you have several options at your disposal.

Many people start their search online, using housing portals and websites that list properties for sale or rent. These platforms are convenient because they allow you to filter your search according to your preferences, such as location, price, and type of property. Some of the popular online portals include Mubawab, Avito, and Sarouty, which are widely used across Morocco for real estate listings.

Real estate agents also play a significant role in the housing market in Fes. Working with an agent can be particularly helpful because they have in-depth knowledge of the local market and can provide you with listings that match your criteria. They can also guide you through the process of buying or renting a property, which can be quite valuable, especially if you're not familiar with the local real estate practices.

Social media and Facebook groups are another resource where people often post listings or ask for recommendations. These platforms can be useful for getting a sense of the community and potentially finding private listings that may not be available on larger platforms.

In Morocco, it's not uncommon for real estate agents to have exclusive listings, meaning that they are the only ones with the authority to show and sell certain properties. This can sometimes limit direct access to property listings for buyers, making it more common to go through agents to find potential homes.

When it comes to the reliability of real estate agents, as with anywhere, there's a range. Most agents are professionals who are looking to provide the best service to their clients.

However, you have to be cautious and do your due diligence. Red flags to watch out for include agents who are unwilling to provide references or proof of their credentials, those who pressure you to make quick decisions, or any who ask for fees upfront before providing any services.

The roles and responsibilities of a buyer's agent and a seller's agent can differ. A seller's agent works on behalf of the seller to get the best possible price and terms for their client, while a buyer's agent represents the interests of the buyer, aiming to find the best property at the lowest price. It's important to understand which type of agent you are working with, as their obligations and loyalties will differ depending on whom they represent.

Real estate agent commissions in Morocco are not standardized and can vary. It's typical for the seller to pay the commission, but this is something that can sometimes be negotiated. The commission is usually a percentage of the sale price and should be discussed and agreed upon before entering into any agreement with an agent.

When negotiating with real estate agents, you have to be clear about your budget and your must-haves in a property. Don't be afraid to ask questions and request to see a variety of options. It's also wise to be patient and not show too much eagerness, as this can be used against you in negotiations. Remember, the agent's primary goal is to close the deal, so ensure that you're comfortable with the terms before proceeding.

Buying property in Fes

When you're looking to buy a house in Fes, Morocco, it's quite common to negotiate the price.

Sellers often expect some haggling, so it's perfectly acceptable to offer less than the asking price. How much you should ask as a discount can vary widely depending on the property's condition, location, and the seller's urgency to sell. A typical starting point for negotiation might be around 10% below the asking price, but this can fluctuate.

Conducting due diligence is a critical step in the home-buying process. You'll want to ensure that the property you're interested in doesn't have any legal or structural issues. This involves checking that the seller has the legal right to sell the property and that there are no outstanding debts or liens against it.

For a title search, you'll need to verify the property's ownership history and ensure that the title is clear. This is usually done by examining public records and property databases at the local land registry office, known as the "Conservation Foncière." It's important to confirm that the seller is the true owner of the property and that there are no disputes over ownership.

While it's not mandatory to hire a lawyer or a notary in Morocco, it's highly recommended, especially if you're not familiar with the local real estate laws and practices. A notary in Morocco plays a crucial role in the property transaction process. They are responsible for ensuring the legality of the sale, verifying the identity of the parties, checking the title, and recording the transaction. The cost of hiring a notary is regulated by law and is based on a percentage of the property's sale price, usually around 1%.

Specific documents required for the purchase include the title deed, proof of identity for both buyer and seller, and any relevant permits or certificates. If the property is part of a homeowners' association, you'll also need the latest meeting minutes and financial statements. Obtaining these documents involves coordinating with the seller, the local authorities, and possibly your real estate agent.

Once you've completed your due diligence and negotiated the price, the property ownership is officially transferred through a deed of sale, which is drafted and authenticated by the notary. The notary will ensure that all necessary taxes and fees are paid. After the sale is finalized, the notary will register the transaction with the Conservation Foncière, which will update the official land registry to reflect the change in ownership.

Remember, buying a house is a significant investment, and you have to take the time to understand the process and protect your interests. Working with knowledgeable professionals such as real estate agents, lawyers, and notaries can provide you with the guidance and assurance you need to make a successful purchase.

Make a profitable investment in Fes

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Financing a property acquisition in Fes

If you're a foreign investor looking to finance property investments in Fes, Morocco, there are several steps and considerations to keep in mind regarding the financial aspects of your purchase.

Firstly, regarding financing, it's more common for foreign investors to bring funds from abroad rather than obtaining a loan from a Moroccan bank. This is because Moroccan banks may have more stringent requirements for non-residents, and the process can be complex.

However, if you do opt for a loan, you should be prepared to navigate the local banking system and potentially face higher interest rates compared to local borrowers. Interest rates can vary widely, but as a foreigner, you might expect them to be on the higher end due to the increased risk perceived by lenders.

When it comes to the payment structure, typically, you would pay a deposit once you have agreed on the price and terms with the seller, and this is often done at the time of signing a preliminary contract, known as a 'compromis de vente.' This deposit is usually around 10% of the property's sale price. The full price of the house is then paid at the time of signing the final purchase agreement, or 'acte de vente,' which is done in the presence of a notary.

Closing costs and fees associated with buying property in Fes can include notary fees, registration fees, and property transfer taxes. Notary fees are usually a percentage of the property price and can be around 1% or more. Registration fees and property transfer taxes can also add up to a few percent of the property's value. These costs should be factored into your budget when planning your investment.

When it comes to taxes, you will be required to pay a property transfer tax, which is typically around 4% of the property's sale price. There is also an annual property tax, which is based on the rental value of the property and can vary. Capital gains tax applies if you sell the property, and the rate depends on how long you've owned the property and the profit made from the sale. If you sell within the first five years, the rate is higher, and it decreases the longer you hold onto the property.

Additional fees might include agent fees if you're using a real estate agent, and these are usually a percentage of the purchase price. It's also wise to consider the costs of any legal advice you might seek during the process.

What are the risks and pitfalls when buying property in Fes?

When you're considering property investment in Fes, Morocco, you have to be aware of the risks and nuances of the local real estate market.

While property investment can be lucrative, it comes with its own set of challenges, especially for foreigners who may not be familiar with the local laws and customs.

One of the common risks associated with property investment in Fes is the complexity of property rights and the potential for legal disputes. While Morocco has been working to improve its legal framework for property rights, there can still be issues with unclear titles and disputes over land ownership. As a foreigner, you have to ensure that any property you're interested in has a clear title and that all transactions are properly documented and registered. Hiring a reputable local lawyer who understands the intricacies of Moroccan property law can help safeguard your investment.

Another pitfall that is somewhat unique to Fes and Morocco, in general, is the potential for encountering bureaucratic hurdles. The process of buying property can be slow and require navigating through various administrative procedures. This can be frustrating and time-consuming, and it's not uncommon for foreigners to be unaware of all the steps involved. To mitigate this risk, it's advisable to work with a local real estate agent who has experience in dealing with foreign investors and can guide you through the process.

Environmental risks, such as flooding and earthquakes, do exist in Morocco and can impact property values. Fes, being inland, is less susceptible to flooding compared to coastal areas, but it's not immune to heavy rains and potential water damage. Earthquake risk is moderate in Morocco, and while Fes is not in the highest risk zone, it's still something to consider when investing in property. Climate change implications, such as increasing temperatures and water scarcity, could also affect property values in the future. To protect your investment from environmental risks, it's wise to consider insurance options that cover these eventualities.

Regarding case studies of foreign investment failures, specific examples from Fes may not be widely documented, but common issues that lead to such failures include lack of due diligence, failure to understand the local market, and underestimating the cost and time required for renovations or construction. These failures underscore the importance of thorough research and local expertise when entering the Fes real estate market.

Insurance for property owners in Morocco is available, and it's advisable to obtain comprehensive coverage that includes protection against natural disasters, theft, and other potential damages. As a foreign property owner, you should also be aware of liability concerns, particularly if you plan to rent out your property. Ensuring that you have adequate liability insurance can protect you from potential claims.

To mitigate the risks associated with property investment in Fes, you have to conduct thorough due diligence, engage with local experts, and understand the legal and regulatory environment. In case of conflicts, Morocco has legal protections in place for property buyers, including foreign investors. The Moroccan legal system allows for disputes to be resolved in court, but the process can be lengthy and outcomes can be uncertain. It's essential to have legal representation to navigate any disputes that may arise.