Landlord Eviction Notice Dubai: 12-Month Rule and Tenant Rights

Subheadline: For tenants and landlords in Dubai: the exact legal grounds a landlord can evict, how the 12-month notarized notice works, the protections tenants keep, and how to challenge an eviction at the Rental Disputes Center.

A landlord in Dubai can only evict a tenant after the tenancy expires by serving a written notice at least 12 months in advance through a Notary Public or registered mail, and only for one of four reasons: the owner wants to sell, the owner or a first-degree relative needs the property personally, the property needs comprehensive maintenance that cannot be done while occupied, or the property is being demolished and reconstructed. This is set out in Article 25(2) of Law No. 26 of 2007, as amended by Law No. 33 of 2008. Any eviction that skips the notice or relies on a reason not listed in the law is challengeable.

This guide separates the two very different eviction routes Dubai law creates: eviction during the tenancy term (Article 25(1), fault-based) and eviction on or after expiry (Article 25(2), the 12-month-notice route). It explains how the notice must be served, what happens if a landlord lies about the reason and re-lets the unit, the two-year and three-year re-letting bans, how automatic renewal interacts with all of this, and the practical steps and 2026 fees for challenging an eviction at the Dubai Rental Disputes Center (RDC). For rent-increase caps and the wider tenant-protection framework, see our companion guide to tenant rights and the RERA rent increase rules.

The Core Rule: Eviction During the Tenancy vs. Eviction at the End

Dubai law does not have a single “eviction” procedure. It has two, and confusing them is the most common mistake tenants and landlords both make. Eviction during the fixed term is only possible when the tenant is at fault or one narrow public-interest condition applies. Eviction at the end of the term is possible without any tenant fault, but only for four specific owner reasons and only with 12 months’ advance notice. The reason a landlord cites determines which route applies, what notice is required, and what defenses a tenant has.

The distinction matters financially. A fault-based eviction under Article 25(1) can move quickly once the landlord serves the required 30-day cure notice and the tenant fails to act. An end-of-term eviction under Article 25(2) cannot take effect for a full year, and the tenancy keeps renewing automatically in the meantime under Article 6 of the tenancy law. Understanding which article a landlord is relying on tells a tenant immediately whether they have days or a full year.

Answer Block: When Can a Landlord Legally Evict in Dubai?

A Dubai landlord can evict during the lease term only for tenant fault under Article 25(1), such as unpaid rent 30 days after a formal notice, illegal use, or unauthorized subletting. After the lease expires, eviction is allowed only for sale, owner or first-degree-relative personal use, major maintenance, or demolition, and always requires 12 months’ notarized notice.

Grounds for Eviction During the Tenancy Term (Article 25 Clause 1)

While a fixed-term contract is still running, a landlord cannot simply decide to end it. The law lists a closed set of tenant-fault situations that justify early eviction, and the landlord must prove the specific ground. For the rent-related and obligation-related grounds, the landlord must first serve a formal notice giving the tenant 30 days to fix the problem before eviction can be sought. These grounds come directly from Article 25(1) and are exhaustive: a reason not on the list is not a valid ground for mid-term eviction.

The most frequent mid-term ground is non-payment of rent. Crucially, the 30-day clock does not start when rent is late. It starts only when the landlord serves a formal written notice demanding payment through a Notary Public or registered mail. A tenant who pays within those 30 days removes the ground entirely. This is also why keeping proof of payment and of the date any notice was received matters so much in a dispute.

Ground (Article 25, Clause 1)	What it means in practice	Notice required first?
Non-payment of rent	Tenant fails to pay rent or part of it within 30 days of a formal payment notice.	Yes: 30-day payment notice via notary or registered mail.
Unauthorized subletting	Tenant sublets the unit or part of it without the landlord’s written approval.	No cure period; eviction applies to tenant and subtenant.
Illegal or immoral use	Property used for an unlawful purpose or one that conflicts with public order or morals.	No cure period.
Damage or safety risk	Tenant makes changes that endanger the property’s safety or causes damage through deliberate acts or gross negligence.	No cure period.
Use contrary to permit	Property used for a purpose other than the leased purpose, or in breach of planning and land-use rules.	No cure period.
Commercial unit left vacant	Business premises left unused without valid reason for 30 consecutive or 90 non-consecutive days a year.	No cure period (subject to contract terms).
Breach of an obligation	Tenant fails to meet a legal or contractual obligation within 30 days of a notice to comply.	Yes: 30-day notice to comply.
Building unsafe / government demolition	Property likely to collapse (Dubai Municipality report), or government mandates demolition and reconstruction for urban development.	Requires official technical report or government decision.

For each of these grounds, the landlord serves the required notice on the tenant through a Notary Public or by registered mail, as the law specifies. A landlord who ignores these grounds and instead changes the locks, cuts utilities, or removes a tenant’s belongings is acting unlawfully. Self-help eviction is not permitted in Dubai; the only lawful path is a ruling from the RDC. Our guide on whether a landlord can evict during a crisis explains why external events do not create new grounds beyond this closed list.

The 12-Month Rule: Eviction on Expiry of the Contract (Article 25 Clause 2)

When a landlord has no tenant-fault ground but still wants the property back, the only lawful route is eviction at the end of the tenancy under Article 25(2). This route is deliberately slow and narrow. It applies only to four owner reasons, and it cannot take effect until 12 months have passed from the date the tenant is properly served. The notice must state the eviction reason and must be delivered through a Notary Public or by registered mail. Notice by email, SMS, WhatsApp, or a letter handed over informally does not meet the legal standard and can be rejected by the RDC.

The 12-month period runs from the date of service, not the date the landlord wrote or signed the notice. That is why the notary stamp or registered-mail record is central: it fixes the start date. A tenant who receives a valid 12-month notice does not have to leave earlier, and can stay for the full period even as the contract renews automatically in the interim.

The Four Legal Grounds for End-of-Term Eviction

Article 25(2) permits eviction on expiry only in these situations. Each has its own proof requirement, and a landlord cannot substitute a different reason later without restarting the process.

• The owner wants to sell the property. A genuine intention to sell is a valid ground. The buyer, once ownership transfers, steps into the landlord’s position and is bound by the existing tenancy and any notice already served.
• The owner or a first-degree relative needs the property for personal use. The owner must prove they do not own another suitable property for that purpose. First-degree relatives are limited to parents and children.
• The property needs comprehensive maintenance or restoration that cannot be carried out while the tenant is living there, verified by a technical report issued or certified by Dubai Municipality.
• The owner wants to demolish and reconstruct the property, or add structures that would stop the tenant using it, provided the required permits are obtained from the competent authorities.

Answer Block: Is a 12-Month Notice Always Required to Evict?

No. The 12-month notarized notice applies only to end-of-term evictions under Article 25(2), for sale, personal use, major maintenance, or demolition. Fault-based evictions during the lease, such as non-payment or illegal use under Article 25(1), do not require 12 months; they follow shorter notice periods specific to each ground.

How the Eviction Notice Must Be Served

Service is where most landlord eviction attempts fail. The tenancy law defines a valid Notice as a written notification sent through a Notary Public, or delivered by registered mail, by hand, or by another technological means approved by law. For the 12-month end-of-term notice specifically, Dubai practice and RDC rulings treat notarization or registered mail as the reliable standard, because both create a dated, provable record of service. Informal delivery leaves the start date open to challenge.

What actually happens: a landlord instructs a Notary Public (or a legal representative) to draft and attest the eviction notice stating the specific Article 25(2) ground. The notice is then served, and the tenant receives a stamped copy or a registered-mail receipt. From that dated moment, the 12-month countdown begins. If the landlord later files at the RDC, the case turns heavily on this proof of service and the stated reason. A tenant who never received a properly served notice has a strong defense.

Step	What happens	Timing (2026)
1. Notice drafted and notarized	Landlord states the specific Article 25(2) ground and serves via Notary Public or registered mail.	Day 0 (service date)
2. 12-month period runs	Tenant may remain for the full period; contract renews automatically in the interim.	Months 1-12
3. Eviction date reached	If the tenant has not vacated and the ground still stands, the landlord may file at the RDC.	After month 12
4. RDC case filed	Either party files online; first session scheduled at least 7 days after payment of fees.	First session: 7+ days from filing
5. Judgment and enforcement	The RDC rules on the eviction; a losing party may appeal within the statutory window.	Varies by case complexity

What Happens If the Landlord Lied About the Reason

The law builds in a direct penalty for landlords who evict on a false pretext. If a tenant is evicted so the owner can use the property personally or for a first-degree relative, the owner cannot rent it out to anyone else for at least two years for residential property, or three years for commercial property, from the date of retaking possession. If the owner breaks this by re-letting sooner, the former tenant can ask the RDC to award fair compensation. This is set out in Article 26 of the amended tenancy law.

In practice, this means a tenant who was told “the owner’s son is moving in” and later sees the same unit advertised for rent within months has a concrete remedy. The tenant does not automatically get the property back, but can pursue compensation for the wrongful eviction. Keeping the original notarized notice, listing screenshots, and dates strengthens such a claim considerably.

The Tenant’s Right to Challenge: Filing at the Rental Disputes Center

Every eviction in Dubai ultimately runs through the Rental Disputes Center, the judicial body under the Dubai Land Department that hears landlord-tenant cases. A tenant who believes an eviction notice is invalid, served improperly, or based on a false ground can contest it there, and a landlord who wants to enforce an eviction must obtain an RDC judgment. Neither side can force the other out or force a stay without the RDC. The full RERA complaint and Rental Disputes Center process is covered in our dedicated guide, but the eviction-specific essentials are below.

Cases are filed online through the RDC dispute-resolution system. You create an account, enter the lease and party details, state your requests, upload documents, and pay the fee. The system then schedules a first session, typically at least seven days after payment, on the earliest available committee date. Many disputes first pass through an amicable-settlement stage before moving to a formal judgment if no agreement is reached.

RDC Filing: Documents and 2026 Fees

The registration fee for a rental case is 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000, according to the Rental Disputes Center fee schedule. Additional administrative charges apply on top of the base fee, and filing through a Real Estate Services Trustee center adds a service charge. Bring your Ejari-registered contract, Emirates ID, the notice in dispute, and proof of payments or correspondence.

Item	Amount (2026)
Registration fee	3.5% of annual rent (minimum AED 500, maximum AED 20,000)
Process service fee	AED 100
Knowledge fee	AED 10
Innovation fee	AED 10
Power of Attorney registration (if used)	AED 25
Trustee center service charge (if filed there)	AED 130 + VAT

Before you can file, your tenancy must be registered on Ejari, and you should have the certificate downloaded and ready, since the RDC requires the registered contract. If you are leaving at the end of a valid eviction, you will also need to cancel the Ejari registration correctly to close out the tenancy record. The underlying Dubai tenancy contract and its registration rules determine what evidence carries weight in a dispute.

How Automatic Renewal Interacts With Eviction

A tenancy in Dubai does not simply end when the term expires. Under Article 6 of the tenancy law, if the term expires and the tenant keeps occupying the property without the landlord objecting, the contract renews automatically for the same term, or for one year, whichever is shorter, on the same conditions. This is why a landlord cannot treat a lapsed contract as an empty unit and demand immediate vacancy. The tenant’s occupancy right continues.

A valid 12-month notice is what interrupts this automatic renewal cycle for the purpose of an eventual eviction. The tenancy still renews and the tenant still pays rent during the notice period, but at the end of the 12 months the landlord has preserved the right to seek eviction on the stated Article 25(2) ground. Separately, any change to rent or terms at renewal requires 90 days’ notice before expiry, which is a different notice from the 12-month eviction notice and should not be confused with it. Rent-increase limits at renewal follow the RERA rental index and are explained in our tenant rights and rent increase guide.

FAQ

Can a Landlord Evict Me to Sell the Property?

Yes, but only at the end of the tenancy and only with a 12-month notice served through a Notary Public or registered mail, stating the sale as the reason. The landlord cannot force you out mid-contract to sell. If the property sells while you are still in it, the buyer becomes your new landlord and is bound by your existing contract and any notice already served.

Is a 12-Month Notice Always Required Before Eviction?

No. The 12-month notice applies only to end-of-term evictions under Article 25(2): sale, personal use, major maintenance, or demolition. Fault-based evictions during the lease under Article 25(1), such as unpaid rent 30 days after a formal payment notice, or illegal use, follow shorter ground-specific notice periods and do not require 12 months.

What If the Landlord Lied About the Reason for Eviction?

If you were evicted for the owner’s personal use or a first-degree relative’s use, the owner cannot re-let the property for two years (residential) or three years (commercial). If they do, you can ask the Rental Disputes Center to award fair compensation under Article 26. For a false “sale” or “maintenance” claim, you challenge the good faith of the stated ground at the RDC and can seek compensation for wrongful eviction.

Who Counts as a First-Degree Relative for Personal-Use Eviction?

First-degree relatives are limited to parents and children. The owner must also prove they do not own another property suitable for that personal use. If the owner owns a suitable alternative, the personal-use ground under Article 25(2)(c) does not stand, and a tenant can raise this as a defense at the Rental Disputes Center.

Does the 12-Month Notice Have to Be Notarized?

The law requires the notice to be served through a Notary Public or by registered mail. Both create a dated, provable record, which fixes when the 12-month period starts. Notice by email, SMS, WhatsApp, or informal hand delivery is routinely challenged and can be rejected by the Rental Disputes Center, so notarization or registered mail is the reliable standard.

Can I Be Evicted During My Fixed-Term Contract?

Only for a specific fault listed in Article 25(1), such as non-payment of rent 30 days after a formal notice, unauthorized subletting, illegal use, causing serious damage, or using the property against its permit. A landlord cannot end a running fixed-term contract simply to sell or move in; those reasons only apply at the end of the term with 12 months’ notice.

How Much Does It Cost to Challenge an Eviction at the RDC?

The registration fee is 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000, plus small administrative charges (about AED 100 process service, AED 10 knowledge, AED 10 innovation). Filing through a Trustee center adds AED 130 plus VAT. You file online through the Rental Disputes Center system with your Ejari contract and Emirates ID.

Does My Tenancy End Automatically When the Contract Expires?

No. Under Article 6, if you keep occupying the property without the landlord objecting, the contract renews automatically for the same term or one year, whichever is shorter, on the same conditions. A landlord must serve a valid 12-month notice to preserve the right to evict at the end of a renewal, and cannot treat a lapsed contract as grounds to demand immediate vacancy.

Can a New Owner Evict Me Immediately After Buying the Property?

No. A change of ownership does not end your tenancy or shorten your rights. The buyer becomes your landlord and inherits your contract. To evict you, the new owner must rely on a valid Article 25(2) ground and serve a fresh 12-month notarized notice, unless a valid notice was already served by the previous owner and passes to them.

What Should I Do the Moment I Receive an Eviction Notice?

Check three things: whether it was served through a Notary Public or registered mail, which Article 25 ground it cites, and whether the timing matches that ground (12 months for end-of-term, or the correct shorter period for a fault ground). If any element is missing or wrong, keep the notice and all correspondence and file a challenge at the Rental Disputes Center. Do not vacate before you have confirmed the notice is valid.

Official Sources

This article references information from the following official and legal sources:

• Government of Dubai Legislation – Law No. 33 of 2008 amending Law No. 26 of 2007 (Articles 25 and 26)
• Government of Dubai Legislation – Law No. 26 of 2007 (Article 6, automatic renewal)
• Rental Disputes Center Dubai – Filing fees, process, and required documents
• Rental Disputes Center Dubai – Official portal
• Dubai Land Department – Real estate regulation and RERA

This guide is for informational purposes only. UAE regulations and fees are subject to change, and the official Arabic text of the law prevails in any conflict of interpretation. Always verify current requirements with the Rental Disputes Center and the Dubai Land Department before serving a notice, filing a case, or acting on an eviction.