Dubai Landlord Eviction Notice Rules
Understand the 12-month owner-repossession notice, statutory eviction grounds, rent-default notices, re-renting restrictions and Rental Disputes Center procedures.
This page is a preliminary legal-information guide. A notice is not “valid” merely because it was notarised or sent by registered mail; the statutory ground, timing, evidence and service requirements must all be considered.
The 12-month rule applies to specific eviction grounds
Article 25 of Dubai Law No. 26 of 2007, as amended by Law No. 33 of 2008, lists multiple eviction grounds. The famous 12-month notice applies to owner-repossession grounds such as personal use, sale, demolition/rebuilding and qualifying major renovation.
Rent non-payment is different: DLD currently states that the landlord may serve a formal notice giving at least 30 days to pay, unless the parties agreed otherwise.
Dubai eviction framework
Dubai landlord-tenant relationships are governed primarily by Law No. 26 of 2007 as amended by Law No. 33 of 2008. A valid Ejari tenancy does not simply disappear because a landlord wants the tenant to leave. The landlord must rely on an applicable statutory ground or an agreed termination and follow the required process.
DLD's current FAQ states that for personal-use eviction the notice must identify the reason and requested eviction date, be served through the Notary Public or registered mail, and leave at least 12 months between notification and the requested eviction date.
Interactive eviction-notice screening
Preliminary conditions appear satisfied
The entries satisfy the basic screening conditions represented on this page. This is not a determination by the RDC or a guarantee that an eviction order will be granted.
Eviction quick matrix
| Personal use | 12 months |
| Sale | 12 months |
| Demolition / rebuild | 12 months |
| Major renovation | 12 months |
| Rent default | At least 30 days to pay |
| Formal service | Notary Public / Registered Mail |
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Article 25 grounds: what actually needs to be proved?
| Ground | Main requirement | Key consequence |
|---|---|---|
| Personal use | At least 12 months’ formal notice plus proof that the landlord/first-degree relative genuinely requires the property and there is no suitable alternative for the intended purpose. | Article 26 restricts re-renting to a third party for 2 years for residential property or 3 years for non-residential property. |
| Sale | At least 12 months’ formal notice and evidence supporting the seriousness of the intended sale. | The property can be sold during the notice period. A purchaser who wants eviction must comply with the applicable legal notice requirements. |
| Demolition / rebuilding | Necessary licences from the competent authorities plus the required 12-month formal notice. | Tenant has a statutory first-refusal right to return after qualifying reconstruction, subject to Article 29. |
| Major renovation / restoration | The works must justify vacancy and be supported by the required approvals/evidence. | Tenant may have a statutory first-refusal right to return after qualifying renovation/restoration. |
| Rent non-payment | Written formal notice requiring payment, generally allowing at least 30 days, unless the parties agreed otherwise. | Landlord may seek eviction through RDC if the statutory default is not cured. |
What happens if the property is sold after a notice is served?
DLD’s current FAQ states that a landlord who has given a one-year personal-use eviction notice may still sell the apartment during the notice period. There is no general legal prohibition on that sale. If the new owner later wants eviction, the new owner must issue the legal notice required by the applicable law.
Tenant protections after demolition or renovation
Article 29 provides a tenant who was evicted because the property was demolished and reconstructed, or renovated and restored, with a right of first refusal to return to the property. DLD’s published legislation states that the tenant must exercise that right within 30 days from being notified, and the rent is determined under the applicable statutory rules.
This protection is different from the Article 26 re-renting ban that applies specifically to owner-repossession for personal use or first-degree-relative use.
If you receive an eviction notice
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These are primary Dubai government and RDC references. This page is not certified, verified or endorsed by DLD, RDC, RERA or the Dubai Government.