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Know Your Tenancy Rights: Legal Rules for Eviction in Dubai
- neetudc
- Jun 5
- 4 min read
Ending a lease in Dubai is not simply a matter of choice. The law outlines specific reasons and procedures, and failure to follow them can lead to legal action.
Dubai’s rental market is fast-paced, diverse, and competitive — but when it comes to evictions, the process is anything but casual. Terminating a lease in the emirate is governed by strict legal conditions set out under Law No. 26 of 2007, as amended by Law No. 33 of 2008, which protects both landlords and tenants from unfair treatment.
If you’re a property owner thinking of reclaiming your unit, or a tenant who’s just been served a 12-month notice, this article is your legal compass.
In December 2024, Dubai’s Rental Dispute Settlement Committee (RDSC) delivered a decisive judgment in favor of a tenant who refused to accept an eviction notice issued by his landlords.
The landlords had served a 12-month eviction notice citing planned renovations. But the court wasn’t impressed. Why?
Because under Article 25(2)(a) of the law, a landlord claiming renovation as a reason for eviction must first obtain official permits for those works — and must prove it. In this case, they didn’t. Not a single document.
The result? The court ordered renewal of the lease for one more year, at the same rent and under the same conditions — and required the landlords to issue an Ejari-registered lease.
Lease Termination in Dubai: What the Law Actually Allows
Landlords in Dubai can only terminate tenancy agreements for specific, legally recognized reasons, and even then, only if the proper procedures are followed.
Article 25(2) of Law No. 26 of 2007 sets out below four key scenarios where a landlord can terminate a lease at its expiry:
1. The Property Will Be Sold
If the landlord intends to sell the property, they may request the tenant to vacate — but they must:
Issue a 12-month legal notice through the notary public or registered mail.
Provide documentation supporting the intent to sell.
2. The Owner or a First-Degree Relative Will Occupy the Property
Eviction is allowed for personal use if:
The landlord or a close relative has no other suitable property in Dubai.
The property will be personally occupied for at least two years.
Again, 12 months' legal notice is mandatory.
3. The Property Will Be Demolished or Renovated
This is valid only if:
There is an approved permit from the relevant authorities (such as Dubai Municipality).
The intended work would prevent the tenant from benefiting from the property during the lease.
The notice period must still be 12 months, delivered properly.
4. Tenant Breach During Lease Term
Eviction during the lease is only permitted in limited cases, such as:
Non-payment of rent after 30 days from formal notice.
Illegal or improper use of the property.
Unauthorized subletting or significant damage to the premises.
Note: Verbal discussions, WhatsApp messages, or informal letters do not qualify as legal notice. The law mandates the use of formal, authenticated channels.
Can the Landlord Refuse to Renew Your Lease for No Reason?
No, they cannot. If the lease term ends and the tenant remains in the property without objection, the law (Article 6 of ) considers the lease automatically renewed for one year under the same terms and conditions, unless one of the approved legal reasons for eviction applies.
Even if the contract includes a clause stating it will end unless renewal is requested, such clauses are overridden by Dubai’s rental laws, which are considered public order provisions. These cannot be contractually waived or altered.
Common Mistakes That Cost Landlords in Court
Failing to provide official documentation for renovations or personal use.
Delivering notices informally (via email, SMS, or phone).
Misinterpreting lease clauses that contradict public law.
Assuming non-renewal is a right, rather than a regulated action.
Landlords who issue eviction notices without meeting the statutory requirements risk having the notice nullified — and may be ordered to renew the lease on the same terms.
What Tenants Should Know and Do?
Always ask for a registered Ejari contract each lease cycle.
Verify the source and method of any eviction notice — is it notarized or just an email?
If you receive a 12-month notice, request evidence of the claimed reason (sale, renovation, etc.).
If you believe your eviction is unfair or illegal, file a claim with the Dubai Rental Disputes Settlement Centre (RDSC).
In Dubai, Eviction Isn’t a Decision — It’s a Legal Process
Dubai's tenancy law is crystal clear: you can’t evict a tenant without proving legal grounds and following proper procedure. Tenants have rights — and the law prioritizes stability, predictability, and fairness.
Whether you’re a property investor managing multiple units, or a tenant staying long-term, knowing your legal rights isn’t just helpful — it’s essential.
Need Legal Clarity on Your Tenancy Situation?
At Juris Maestro Legal Consultants, we specialize in tenancy law in Dubai. Whether you need to draft a compliant eviction notice or defend against one, we provide strategic legal solutions that protect your interests.
