In Abu Dhabi, a landlord who does not want to renew a residential lease must tell the tenant in writing two months before it ends, or three months for commercial property (Article 20 of Law No. 20 of 2006, as amended by Law No. 4 of 2010). Otherwise, eviction is possible only on the grounds in Article 23, such as unpaid rent. Reclaiming the property for the owner's own home needs six months' notice before expiry. Disputes go to the Rental Dispute Settlement Committee at the Abu Dhabi Judicial Department.
Who this guide is for
This guide is for tenants of residential or commercial property in the Emirate of Abu Dhabi who have received a notice to leave, or expect one.
It is based on the published text of Law No. 20 of 2006 as amended, which the Abu Dhabi Real Estate Centre (ADREC) publishes. Where the English and Arabic texts differ, the Arabic prevails. The law does not cover hotels and furnished apartments, government-owned homes, or housing occupied because of work (Article 2). Rules in Dubai are different; see our guide on what tenants can do after a Dubai eviction notice.
How to check the notice
Start with these questions.
| Question | What the law says |
|---|---|
| Is it about not renewing? | Either party may decline to renew or ask to change terms by written notice 2 months before expiry for housing, or 3 months for commercial, industrial, craft or professional use (Article 20) |
| Was it in writing and on time? | The law requires written notice. ADJD asks for proof that legal notice was given within the legal period |
| What if no notice was given? | If you stay on after expiry with the landlord's knowledge and no objection, the lease renews for a similar term on the same conditions (Article 20) |
| Is it a during-the-term reason? | It must be one of the grounds in Article 23 |
| Is it for the owner's own home? | Notice 6 months before the lease ends, plus other conditions (Article 23) |
The law says "in writing" but does not itself set a delivery method. Keep the notice exactly as you received it, with the envelope, email or courier record.
What are the grounds for eviction?
Article 23 lets a landlord seek eviction only for these reasons, subject to Article 20:
- Unpaid rent. Rent not paid within 21 days of the agreed due date for housing, or 30 days for commercial use, unless the contract says otherwise (Article 11). Eviction cannot be ordered if the tenant pays the arrears and the landlord's litigation costs before the case is decided. Repeated late payment without an acceptable excuse can lead to eviction.
- Unauthorised subletting or assignment. This does not apply where the landlord gave permission.
- Overcrowding. Occupying beyond the number generally accepted for the home.
- Misuse. Using the property against the contract terms, against the landlord's interest, or for another purpose.
- Harmful use. Use that harms health, disturbs others, or breaches public order or morals.
- Demolition or major works. For demolition to rebuild, or for alteration, the building must be at least 15 years old. Permits are needed, and the tenant gets six months to leave from the date the permits are issued. The former tenant has priority to rent after the works.
- Owner's own home. The owner must not own another suitable home in the same municipality. Notice must be given six months before the lease ends, and the owner must actually live there for one uninterrupted year.
If an owner does not move in within three months without an acceptable excuse, lives there for less than a year, or re-lets to someone else, the committee may order the tenant's return, compensation of up to one year's rent, or both. A similar remedy applies if promised works do not go ahead. In all cases, the committee can give the tenant up to six months to leave.
Does a sale or the rent freeze change this?
Sale. No. Under Article 18, if the property changes hands, the lease remains binding on the new owner. Unlike Dubai, sale is not listed as an eviction ground in Article 23. Under Article 19, rent you paid in advance to the old owner can be claimed from you only if the new owner proves you knew of the transfer when you paid.
Rent freeze. On 3 June 2026, ADREC set the annual rent increase cap at 0% until further notice. Renewals and new agreements use the rent from the last registered Tawtheeq contract. The announcement does not mention eviction or notice periods, so the grounds above still appear to apply. See our guide to the Abu Dhabi rent freeze.
Step by step
- Keep the original notice. Keep it with the envelope, email or courier record, unchanged.
- Write down the dates. Note the date you received it, your lease end date and the date the notice asks you to leave.
- Check the notice period. Count back two months (housing) or three months (commercial) from expiry, or six months for own use.
- Identify the ground. Match the reason given to Article 20 or Article 23.
- Keep paying rent. If the landlord refuses payment, you can deposit the rent in the committee's name with a national bank (Article 11).
- Check your Tawtheeq registration. Rental claims at ADJD need a municipality-attested lease.
- Reply in writing. Ask the landlord to confirm the ground and any documents, such as permits or proof of no other home.
- Consider negotiating. Put any agreed move-out date or payment in writing and have both parties sign.
- Use the committee if needed. See our guide to the Abu Dhabi rental dispute committee.
- Plan your deadlines. Put every date into the legal deadline organiser.
Documents checklist
- The notice, with envelope, email or courier record
- Tawtheeq-registered tenancy contract and all renewals
- Rent cheques, bank transfers and receipts
- Emirates ID
- Messages with the landlord or agent, exported with dates
- Any sale listing, permit notice or re-letting advert, if relevant
- Photos or videos of the property's condition
- A short timeline of events
- Arabic translations of key documents from an approved office
The evidence checklist builder can help you organise these.
Common mistakes
- Assuming a sale ends the lease. The lease binds the new owner under Article 18.
- Missing that the lease renewed. If no valid notice was given and you stayed on, the lease may have renewed on the same terms.
- Stopping rent payments. Late rent is itself an eviction ground. Use the deposit route if payment is refused.
- Confusing Abu Dhabi and Dubai rules. Dubai uses 12-month notices for some grounds; Abu Dhabi's periods and grounds differ.
- Leaving without a written agreement. Get any deal on dates or refunds signed.
- Waiting too long. Appeal windows are short, and decisions on claims up to AED 50,000 are final.
When to speak to a licensed lawyer
Consider licensed advice if the landlord has filed a claim, if the ground is own use or demolition and you doubt it, if you run a business from the property, or if you think the property was re-let after you left.
The free case check can help you set out the facts first, and CaseDaleel can introduce an independent licensed professional only if you choose.
Frequently asked questions
How much notice must an Abu Dhabi landlord give?
For non-renewal, written notice two months before the lease ends for housing and three months for commercial property; for the owner's own home, six months before expiry.
Can I be evicted because the landlord is selling?
Sale is not an eviction ground in Article 23, and Article 18 says the lease remains binding on the new owner.
What if my lease expired and nobody gave notice?
If you stayed on with the landlord's knowledge and no objection, Article 20 treats the lease as renewed for a similar term on the same conditions.
Does the rent freeze protect me from eviction?
The ADREC announcement covers rent increases only and does not mention eviction, so the notice rules and grounds in the law still apply.
Can the landlord evict me for paying late?
Late rent is a ground, but eviction cannot be ordered if you pay the arrears and the landlord's litigation costs before the case is decided, unless late payment keeps repeating without an acceptable excuse.
What if the owner re-lets after evicting me for own use?
The committee may order your return, compensation of up to one year's rent, or both.
How long can the committee give me to leave?
Up to six months in all eviction cases under Article 23.
Official sources
- Abu Dhabi Real Estate Centre — Tenancy legislation in Arabic, including Law No. 20 of 2006 as amended
- Abu Dhabi Real Estate Centre — Tenancy rules and regulations (English)
- Abu Dhabi Real Estate Centre — Law No. 4 of 2010 amending Law No. 20 of 2006, including Article 20 (PDF; its Article 28 was later replaced)
- Abu Dhabi Judicial Department — Registration Services Manual (2023, PDF)
- Abu Dhabi Real Estate Centre — Temporary update to Annual Rental Cap Increase in Abu Dhabi
General information, not legal advice. CaseDaleel is not a law firm.