Legal notices
Eviction Notice in the UAE for Landlords
An eviction notice UAE landlords send is a written notice to the tenant that says why the landlord wants the property back and by what date. We draft it in Arabic and English, our in-house notary public notarises it at Business Bay, and it is served through the notary. Sign in person, online or at a home visit.
WhatsApp +971 52 947 5935 with your Ejari lease and the reason for eviction. Service is available 24/7.
The tenancy law cited on this page, Law No. 26 of 2007 as amended by Law No. 33 of 2008, is Dubai's. Other emirates have their own rules, which this page does not cover.
Eviction when the lease expires
Article 25(2) allows this only for four reasons:
| Reason | What the text says |
|---|---|
| Demolition or new building | The owner wants to demolish and rebuild or add structures that prevent use, with permits |
| Restoration | Comprehensive maintenance that cannot be done with the tenant in occupation, verified by a Dubai Municipality technical report |
| Own or family use | The owner, or a first-degree relative, will use it, and the owner proves he owns no suitable alternative property |
| Sale | The owner wishes to sell the property |
The notice must state the reason. The Dubai Land Department (DLD) adds that it should give the requested eviction date, with at least 12 months between the notice and that date.
If the Tribunal rules for the landlord on own use, the landlord may not let the property to someone else for at least two years (residential) or three years (non-residential). Otherwise the tenant may ask for fair compensation (Article 26).
Eviction before the lease expires
Article 25(1) allows this "only" in listed cases:
- the tenant has not paid rent within 30 days of a notice asking for payment (see unpaid rent notices);
- the tenant sublets without the landlord's written approval;
- the property is used for an illegal purpose or against public order or morals;
- business premises are left empty for 30 days in a row or 90 days in a year, unless the parties agreed otherwise;
- changes that endanger the building, or deliberate or grossly careless damage;
- use for a purpose other than the one leased, or against planning and land use rules;
- the building is likely to collapse, shown by a Dubai Municipality technical report;
- the tenant does not meet an obligation under the law or the lease within 30 days of a notice asking for it;
- competent government bodies decide demolition and rebuilding for urban development.
The 90 day notice in Article 14 is a different thing. It is for changing lease terms at renewal and is not an eviction notice.
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Checklist
What to bring
What to bring
- Emirates ID or passport of the landlord, or trade licence for a company.
- The Ejari registered lease.
- Proof of ownership.
- The reason and the evidence for it, such as a sale agreement, a municipality report or the rent statement.
- A power of attorney, if someone signs for the landlord (see our POA services).
Step by step
Steps
Send us the lease and the reason.
We tell you which article your reason falls under and the period it needs.
We draft in Arabic and English.
The notice names the tenant as on the lease, the reason and the eviction date.
You check and sign before our in-house notary public.
Service through the notary.
The law names a notary public or registered mail. We take the notary route.
You keep the file.
In an eviction case the Rental Dispute Center asks for a copy of the notice and proof of how it was served.
The lease also says which addresses count for formal notices (Ejari contract, clause 7), so we use those.
Watch for
Mistakes to avoid
- Counting 12 months from the wrong date. Count from service on the tenant.
- Sending a rent increase or renewal notice and calling it eviction.
- Stating a reason the law does not list.
- No proof of service.
Property in DIFC is outside this page. Ask us before you send anything for a DIFC unit.
Fees
Cost
| Item | Amount |
|---|---|
| Eviction notice: drafting, Arabic and English, notarisation and service | From AED 2,000 |
| Government fee | At cost, confirmed before you pay |
All service prices are starting prices and are negotiable. Government fees are paid on top, at cost, exactly as the authority charges them. We confirm your final price before you pay.
How we help
How we help
We keep the reason and the dates in each eviction notice UAE landlords send tied to the article they rely on. Our in-house notary public is at our Business Bay office, and we offer in person, online and home visit notary public services. We do not decide your case. For the wider picture see legal notices in Dubai and our pricing page.
Questions
Questions about eviction notices
How much notice must a landlord give in Dubai?
At lease end, at least 12 months before the eviction date, for the four reasons in Article 25(2). Before expiry, the grounds in Article 25(1) apply, with the periods stated there.
Can a landlord evict to sell?
Article 25(2) lists the owner's wish to sell as a reason at lease end, with the 12 month notice.
Does the notice have to be notarised?
Article 25 says the notice is served through a notary public or by registered mail.
Can I send it by email or WhatsApp?
For an eviction notice, Article 25 names the notary or registered mail. Use one of those.
Can the landlord relet after evicting for own use?
Article 26 sets two years for residential and three for non-residential after a Tribunal ruling, or the tenant may seek compensation.
What can a tenant do?
A tenant facing eviction before the end date can complain to the Rental Dispute Center, says the DLD.
Contact
Send us your question
Tell us the document, who signs it and where it will be used. We reply with the route, the list of what to bring and your price.
Sources for this page
- Law No. 33 of 2008 amending Law No. 26 of 2007: https://dlp.dubai.gov.ae/Legislation%20Reference/2009/Law%20No.%20(33)%20of%202008%20Amending%20Law%20No.%20(26)%20of%202007.html
- Dubai Land Department, frequently asked questions: https://dubailand.gov.ae/en/frequently-asked-questions/
- DLD unified Ejari tenancy contract: https://dubailand.gov.ae/media/ivuhfjxa/ejari_unified_tenancy_contract.pdf
- Rental Dispute Center, frequently asked questions: https://rdc.gov.ae/en/frequently-asked-questions/