If your Dubai landlord sells the property, your lease continues. Article 28 of Dubai Law No. 26 of 2007 says a transfer of ownership does not affect the tenant's right to stay under the lease signed with the previous owner. The owner can rely on a sale to end the tenancy only when the contract expires, after at least 12 months' written notice stating the reason, served through a notary public or by registered mail (Article 25(2), as amended by Law No. 33 of 2008).
Who this guide is for
This guide is for tenants of residential or commercial property in mainland Dubai whose landlord plans to sell, has listed the property or has already sold it. It may also help sellers and buyers who want to handle an occupied property correctly.
Some free zones, such as the DIFC, have their own leasing rules. Other emirates have different laws.
What happens to my lease when the property is sold?
The lease binds the new owner. Three official sources point the same way:
- Article 28 protects your right to keep occupying the property under your existing lease after a transfer of ownership.
- Article 2 (as amended) defines "landlord" to include a person to whom ownership passes during the lease. The buyer steps into the landlord's position.
- The RDC FAQ says a tenant's rights stay unchanged when ownership changes.
One wording point matters. The English translation of Article 28 says the lease must have a "fixed term". The Arabic text, which prevails, says the lease must have an established date (ثابت التاريخ). Ejari registration, which Article 4 requires for every lease, is the official record of your contract and its dates. Keep your Ejari certificate safe.
The general UAE Civil Transactions Law, in force from 1 June 2026, has similar rules. Article 736 makes a lease binding on a new owner who knew of it, or where it had an established date before the transfer. Article 737 says a sale without the tenant's consent does not affect the tenant's rights. It adds that a tenant who consented to the sale may have to hand over the property. How these general rules sit with the Dubai tenancy law has not been set out in official guidance we found. Do not sign a document consenting to a sale or agreeing to vacate without understanding what it says.
Can the seller or the buyer make me leave?
Only on a ground in Article 25, and only in the way the law sets out.
| Who wants you to leave | Ground | What the law requires |
|---|---|---|
| The current owner, to sell with vacant possession | Wish to sell (Article 25(2)(d)) | At contract expiry, with at least 12 months' notice before the eviction date, stating the reason, by notary public or registered mail |
| The new owner, to live there or house a first-degree relative | Own use (Article 25(2)(c)) | At contract expiry, with 12 months' notice; the owner must show there is no other suitable property |
| Either, during the term | Breach grounds (Article 25(1)) | For example, rent unpaid 30 days after a formal notice |
The DLD FAQ adds that an owner relying on the sale ground must show the intention to sell is genuine.
What if the seller served a notice, then sold? The RDC FAQ says a property can be sold during an own-use eviction notice period. It also says that if the new owner wants the property vacated, they must send a legal notice in accordance with the law. Ask the new owner which notice they rely on, and confirm the position with the RDC.
If a new owner evicts you for own use and then re-lets within two years (residential) or three years (non-residential), unless the RDC set a shorter period, you can ask the RDC for fair compensation under amended Article 26. For a detailed check of a notice, use the Dubai eviction notice check and read what tenants can do after an eviction notice.
Viewings, rent and deposit after a sale
Viewings. The tenancy law has no specific rule on viewings. Article 34 bars a landlord from cutting services or disturbing the tenant's use of the property. Check your contract for an access clause and agree viewing times in writing.
Rent. The buyer takes over your contract on its existing terms. A change to the rent at renewal needs notice at least 90 days before expiry, unless agreed otherwise (Article 14), and the DLD rental index rules apply. See our guide on Dubai rent increases.
Who to pay. Ask the seller and buyer to confirm in writing who receives rent from which date. If a landlord refuses to accept rent, the RDC "Offer and Deposit" service lets you deposit it; the fee is AED 50 plus small service fees as of September 2026.
Deposit and cheques. Article 20 requires the landlord to refund the deposit, or what remains, when the lease ends. Ask for written confirmation that your deposit and any post-dated cheques have passed to the new owner.
Step by step
- Keep paying rent. Pay as your contract requires, and keep proof.
- Confirm your documents. Check your Ejari certificate and contract dates.
- Ask for written confirmation of the sale. Get the new owner's name and the date ownership changed.
- Confirm the new payment details. Get it in writing from both sides before you pay anyone new.
- Agree viewing arrangements. Put times and notice in writing.
- Check any notice carefully. Note the ground, the delivery method and the eviction date. Plan dates with the legal deadline organiser.
- Do not sign anything you do not understand. This includes consent forms and early move-out letters.
- Consider an offer to leave early. If you agree, get the terms signed. See breaking a tenancy early.
- Use the RDC if you cannot agree. It offers amicable settlement and claims.
Documents checklist
- Tenancy contract and Ejari certificate
- Earlier contracts and renewals
- Rent payment proof: cheques, transfers, receipts
- Deposit receipt
- Messages from the seller, buyer or agents, with dates
- Any eviction notice, with the notary report or registered mail record
- Written confirmation of the change of owner and payee
- Viewing arrangements agreed in writing
- Emirates ID
Common mistakes
- Thinking a sale ends the lease. It does not. Article 28 protects your occupation.
- Paying the new owner without confirmation. Get written instructions first.
- Accepting a WhatsApp notice as final. An eviction notice must go through a notary public or registered mail.
- Signing a consent form without reading it. It may affect your position.
- Stopping rent during the sale. Rent is still due. Unpaid rent is a separate eviction ground.
- Losing track of the deposit. Get written confirmation of who holds it.
When to speak to a licensed lawyer
Consider licensed advice if you received a notice you think is defective, if a buyer asks you to leave before expiry, if you are asked to sign a consent or vacating document, if you run a business from the property, or if you suspect the ground is not genuine. 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
Does my lease end if my landlord sells?
No, Article 28 says a transfer of ownership does not affect your right to stay under your existing lease.
Can the new owner evict me straight away?
No, a new owner can seek eviction only on an Article 25 ground, and the own-use ground needs 12 months' notice at contract expiry.
Is selling the property a valid reason to evict me?
Yes, at contract expiry, with at least 12 months' notice stating the reason, served by notary public or registered mail.
Do I have to allow viewings?
The tenancy law does not address viewings directly, so check your contract and agree reasonable times in writing.
Can the new owner raise my rent?
Not during the current term; a change at renewal needs 90 days' notice before expiry, unless agreed otherwise, and the DLD rental index rules apply.
Who returns my deposit after a sale?
The landlord must refund it at the end of the lease, and the law's definition of landlord includes the new owner, so get written confirmation of the transfer.
Does a notice from the old owner still count after the sale?
The RDC FAQ says a new owner who wants the property vacated must send a legal notice, so confirm the position with the RDC.
Official sources
- Dubai Legislation Portal — Law No. 26 of 2007 (official Arabic text)
- Dubai Legislation Portal — Law No. 33 of 2008 amending Law No. 26 of 2007 (official Arabic text)
- Rental Disputes Center — Frequently asked questions
- Dubai Land Department — Frequently asked questions
- UAE Legislation — Federal Decree-Law No. 25 of 2025 issuing the Civil Transactions Law
General information, not legal advice. CaseDaleel is not a law firm.