Eviction & notice rules

The framework

Eviction in Dubai is governed by Law No. (33) of 2008 (amending Law 26 of 2007). It splits into two cases: eviction during the lease for a tenant breach, and eviction at the end of the lease for a legitimate reason.

Eviction at the end of the tenancy

To recover the property when the lease ends, a landlord must give 12 months' written notice through a notary public or registered mail, and only for a valid reason:

• Personal use by the landlord or a first-degree relative.
• Sale of the property.
• Demolition or major renovation that requires the unit to be vacant.

Eviction during the lease

Mid-term eviction is only possible on specific grounds, such as non-payment of rent within 30 days of a formal notice, illegal subletting, or using the premises for an unlawful purpose.

Notice must be served properly

For the notice to count, it must be delivered via notary public or registered mail — a casual message isn't enough. Improper service is a common reason eviction attempts fail.

If you receive an eviction notice

Don't panic, and don't ignore it. Check the reason and the service method, keep everything, and if it looks invalid you can challenge it at the Rental Disputes Center. Note that refusing an illegal rent increase is never a valid ground for eviction.