Renting Property

Eviction Rules Explained

When and how a landlord can evict a tenant.

Updated: September 2026 6 min read

Dubai's eviction rules let a landlord evict a tenant only on the grounds in Article 25 of Law No. 26 of 2007. During the lease that means a breach such as unpaid rent after 30 days' notice. At the end of the lease, sale, own use, demolition or major repairs need 12 months' notice by notary public or registered mail.

Eviction before the lease ends

Under Article 25(1), as amended by Law No. 33 of 2008, the landlord can seek eviction during the term only if the tenant:

Fails to pay rent within 30 days of being served notice.
Sublets without the landlord's written approval.
Uses the property for illegal purposes or against public morals.
Leaves commercial premises unoccupied for 30 consecutive days or 90 non-consecutive days in a year.
Damages the property deliberately or through gross negligence, or uses it for a purpose that breaks planning or land-use rules.
Breaches another obligation and doesn't fix it within 30 days of notice.
It can also happen if the building is at risk of collapse (confirmed by Dubai Municipality) or the government requires demolition for urban development.

Eviction at the end of the lease

Under Article 25(2), the landlord can recover the property when the lease expires only if:

The owner wants to demolish and rebuild, or add structures that stop you using it, and has the permits.
The property needs restoration or comprehensive maintenance that can't be done with you in it, confirmed by a Dubai Municipality technical report.
The owner or a first-degree relative wants to live there and the owner has no other suitable property.
The owner wants to sell the property.

The 12-month notice rule

For any end-of-lease ground, the landlord must tell you the reason at least 12 months before the eviction date, and the notice must be served through a notary public or by registered mail. An email or WhatsApp message on its own is not one of these methods.

If the landlord says they'll move in

If the Rental Disputes Center lets a landlord evict for own or family use, Article 26 bars them from renting the unit to someone else for at least 2 years (residential) or 3 years (non-residential). If they do, you can ask the tribunal for fair compensation.

Challenging an eviction

Eviction is decided by the Rental Disputes Center, not by the landlord. Under Decree No. 26 of 2013 it first tries to settle the case amicably within 15 days, then a tribunal decides, generally within 30 days. Judgments under AED 100,000 are normally final, but eviction rulings are one of the exceptions that can be appealed. The landlord may not cut services to force you out (Article 34 of Law No. 26 of 2007).

If you receive an eviction notice

Check how it was served: notary public or registered mail.
Check the date: for end-of-lease grounds, at least 12 months before eviction.
Check the ground is one listed in Article 25, and ask for proof such as permits or a Municipality report.
Keep paying rent on time so the landlord has no breach to rely on.
If you disagree, file with the Rental Disputes Center with your Ejari contract.

Frequently asked questions

Can my landlord evict me to sell the property?

Only at the end of the lease, and only with at least 12 months' notice of the reason, served through a notary public or by registered mail. A sale is not among the grounds for eviction during the lease term under Article 25 of Law No. 26 of 2007.

Is an eviction notice by email or WhatsApp valid in Dubai?

Not on its own. For end-of-lease eviction, the 12-month notice must be served through a notary public or by registered mail, and an email or WhatsApp message alone is not one of these methods.

Can a landlord evict a tenant for not paying rent?

Yes, during the lease, if the tenant fails to pay rent within 30 days of being served notice. Other grounds include subletting without written approval, illegal use, deliberate damage, and not fixing another breach within 30 days of notice.

What if my landlord evicts me to move in, then rents the flat to someone else?

If the Rental Disputes Center lets a landlord evict for own or family use, Article 26 bars them from renting the unit to someone else for at least 2 years for residential property. If they do, you can ask the tribunal for fair compensation.

Sources

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