A Dubai landlord can ask a tenant to leave when the contract ends only for one of the reasons listed in the tenancy law, such as selling the property, using it personally or for a first-degree relative, demolition, or major maintenance, and must give at least 12 months' written notice stating the reason through a notary public or by registered mail. During the contract term, eviction is limited to separate grounds such as unpaid rent after a formal notice. If the tenant does not leave, the landlord files a claim at the Rental Disputes Center (RDC) rather than acting alone.
Who this guide is for
This guide is for owners and landlords of property in mainland Dubai, and for property managers acting for them, who want to end a tenancy or recover possession.
It is based on Dubai Law No. 26 of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai, as amended by Law No. 33 of 2008. Some free zones, such as the DIFC, have their own leasing rules and dispute bodies. If your property is in a free zone, check which rules apply before you act.
If you are a tenant who has received a notice, read Eviction notice in Dubai: what tenants can do instead.
The two types of eviction
Dubai law treats eviction during the contract term and eviction at the end of the contract differently. Mixing them up is the most common reason a claim fails.
| Situation | Examples of legal grounds | Notice |
|---|---|---|
| At contract expiry (Article 25(2), as amended) | Sale; own use or use by a first-degree relative; demolition and reconstruction with permits; restoration or comprehensive maintenance that cannot be done with the tenant inside | At least 12 months before the eviction date, stating the reason, by notary public or registered mail |
| During the contract term (Article 25(1), as amended) | Rent not paid within 30 days of a notice; subletting without written approval; illegal use; serious damage; breach not fixed within 30 days of a notice | Notice by notary public or registered mail; the period depends on the ground |
Each expiry ground has its own conditions under the amended law:
- Own use or first-degree relative. You must show that you do not own another property suitable for that purpose.
- Sale. You must genuinely intend to sell the leased property.
- Demolition or new structures. You need the required permits from the competent authorities.
- Restoration or comprehensive maintenance. The condition must be confirmed by a technical report issued or certified by Dubai Municipality.
There are also rules after the tenant leaves. Under amended Article 26, if the RDC grants eviction for own use or a relative's use, you may not rent the property to someone else for at least two years (residential) or three years (non-residential) from the date you take it back. If you do, the former tenant can ask for fair compensation. Under amended Article 29, a tenant evicted for demolition or renovation has a right of first refusal to return, which must be exercised within 30 days of your notification.
Step by step
- Confirm the tenancy details. Check the contract dates, the Ejari registration, and who the registered owner is.
- Identify the correct ground. Match your reason to one ground in Article 25 and check its conditions.
- Collect proof for that ground. For example, permits for demolition, a Dubai Municipality technical report for maintenance, or ownership records for own use.
- Work out the dates. For expiry grounds, the eviction date must be at least 12 months after the tenant receives the notice. Use the legal deadline organiser to plan.
- Draft a clear notice. State the ground, the property, the parties and the requested eviction date.
- Serve it correctly. Use a notary public or registered mail, and keep the notification report or the acknowledgement receipt. The Dubai eviction notice check shows the points a tenant is likely to test.
- Talk to the tenant. Many cases end with an agreed move-out date and handover.
- File at the RDC if needed. Register an eviction claim online or at a Real Estate Services Trustee centre, or start with the RDC amicable settlement service.
- Attend and follow directions. Upload documents before the hearing and follow any instructions in your case file.
- Hand over and close the file. Inspect the property with the tenant, settle the deposit, and cancel the Ejari once the property is vacated.
Documents checklist
- Tenancy contract and Ejari registration
- Title deed or other proof of ownership
- Emirates ID, or trade licence and manager's ID for a company landlord
- Power of attorney or management contract, if someone acts for the owner
- The eviction notice
- Notary public notification report, or registered mail receipt and acknowledgement of delivery
- Evidence for the ground (permits, technical report, sale documents, proof of no other suitable property)
- Rent records, cheques and receipts, for non-payment claims
- Bank letter or statement showing your IBAN (listed by the RDC for claim registration)
- Legal Arabic translations of any documents not in Arabic
The evidence checklist builder can help you index these before filing.
Common mistakes
- Serving notice by WhatsApp, email or hand delivery only. The law requires a notary public or registered mail. An informal message can be useful as a courtesy but is not a substitute.
- Giving less than 12 months for an expiry ground. To be safe, count from the date the tenant received the notice, not the date you wrote it.
- Not stating the reason. A notice that says only "please vacate" does not show a legal ground.
- Using a ground you cannot prove. Own use needs proof that you have no other suitable property. Maintenance needs a Dubai Municipality report.
- Re-letting too soon after an own-use eviction. This can lead to a compensation claim.
- Taking matters into your own hands. Changing locks, cutting utilities or removing belongings is not the process the law sets out, and it can expose you to claims. If the tenant will not leave, use the RDC.
- Assuming a sale ends the lease. Under Article 28, a transfer of ownership does not affect a fixed-term lease. A buyer takes the property subject to it.
When to speak to a licensed lawyer
Consider licensed advice if the tenant disputes the notice, if the ground depends on evidence such as a technical report, if the property is commercial, or if there are unpaid amounts and damage claims at the same time. A lawyer can also help if the property is in a free zone or the ownership structure is complex.
A short consultation before you serve notice is often cheaper than restarting a 12-month period because of a defect. If you want help finding someone, CaseDaleel can introduce you to an independent licensed professional, only if you choose. You can start with the free case check.
Frequently asked questions
Can I evict a tenant in Dubai because I want to sell the property?
Yes, sale is one of the grounds at contract expiry, but you must give at least 12 months' notice stating the reason, served through a notary public or by registered mail.
Does the 12-month notice have to match the contract end date?
The law counts the 12 months back from the date set for eviction, and these grounds apply when the contract ends; it does not say the notice must be served on a particular date. How the RDC treats a notice served mid-term is a point to confirm with the RDC or a lawyer for your dates.
Can I evict a tenant for unpaid rent before the contract ends?
Yes, if the tenant does not pay within 30 days of being served a notice through a notary public or registered mail, you can ask the RDC for eviction.
Can I move a relative into the property?
Yes, for a first-degree relative, at contract expiry, with 12 months' notice, and only if you show you do not own another suitable property for that purpose.
What happens if I rent the property to someone else after an own-use eviction?
If this happens within two years (residential) or three years (non-residential) of retaking possession, the former tenant can ask the RDC for fair compensation.
How much does it cost to file an eviction claim at the RDC?
As of September 2026, the RDC service page lists 3.5% of the annual rent for eviction claims, with a minimum of AED 500 and a maximum of AED 20,000, plus smaller service fees; check the current fee before filing.
Do I need to cancel Ejari before filing?
The RDC FAQ says an Ejari cancellation statement is not required to register a claim; cancel the Ejari after the property is vacated.
Official sources
- Dubai Legislation Portal — Law No. 33 of 2008 amending Law No. 26 of 2007
- Dubai Legislation Portal — Law No. 26 of 2007 (landlords and tenants)
- Dubai Land Department — Frequently asked questions
- Rental Disputes Center — Register First Instance Lawsuit (Rental)
- Rental Disputes Center — Frequently asked questions
- Dubai Legislation Portal — Law No. 33 of 2008 amending Law No. 26 of 2007 (official Arabic text)%20%D9%84%D8%B3%D9%86%D8%A9%202008.html)
General information, not legal advice. CaseDaleel is not a law firm.