Dubai tenancy laws explained: when and how landlords can evict tenants legally

In Dubai, the relationship between landlords and tenants is strictly regulated by the Real Estate Regulatory Agency (RERA) under Law No. 26 of 2007 and its subsequent amendments. The law clearly defines when a landlord can evict a tenant, how much notice is required, and what protections tenants have against unfair eviction.

Here is what tenants and landlords need to know.

Mandatory 12-month eviction notice
If a landlord intends to evict a tenant at the end of a tenancy contract, they must provide 12 months’ written notice. This notice must be served through a notary public or by registered mail. Eviction is only permitted for specific, legally recognized reasons.

These include personal use of the property by the landlord or a first-degree relative. In such cases, the landlord is prohibited from renting the unit to anyone else for two years for residential properties and three years for commercial properties.

Eviction is also allowed if the landlord intends to sell the property, demolish the building, or carry out major renovations that make the unit uninhabitable. For comprehensive maintenance, the landlord must provide a technical report approved by Dubai Municipality confirming that the work cannot be done while the tenant occupies the property.

Immediate eviction before contract expiry
A landlord may terminate a tenancy contract before it expires, with 30 days’ written notice, if the tenant commits serious breaches of the law or the contract. Valid reasons include failure to pay rent within 30 days of receiving a payment notice, subletting the property without written permission, using the unit for illegal or immoral activities, or causing significant damage that affects the property’s safety. Immediate eviction is also allowed if a tenant violates contractual terms and fails to rectify the issue within 30 days of receiving a formal notice.

Eviction and non-renewal rules
Landlords are not permitted to refuse lease renewal simply to increase rent or replace an existing tenant with a higher-paying one. Any contract modifications, including rent increases, must comply with the 90-day notice rule, while eviction must still follow the 12-month notice requirement. Attempting to bypass these rules may be considered an illegal eviction under Dubai law.

What tenants can do if eviction is unfair
Tenants who believe an eviction notice is invalid or unlawful should first check whether any proposed rent increase complies with regulations by using the Dubai Land Department Rental Index Calculator. If the issue remains unresolved, tenants have the right to file a case with the Rental Dispute Settlement Centre (RDSC) at the Dubai Land Department. The RDSC handles disputes related to evictions, rent increases, and contract violations and has the authority to suspend illegal eviction actions.

Understanding tenancy laws is essential for both landlords and tenants, as failure to follow proper legal procedures can result in fines, compensation claims, and cancelled eviction notices.