How much notice must a landlord give for eviction in Dubai?

For eviction at the end of the contract on demolition, renovation, personal-use or sale grounds, the landlord must give at least 12 months written notice of the eviction date, by notary public or registered mail (Article 25(2) of Law 26/2007, as amended by Law 33/2008). A notice that gives less than 12 months does not meet this requirement.

Can my landlord evict me to sell the property in Dubai?

Yes, selling the property is a valid eviction ground, but only at the end of the contract, with 12 months notice by notary public or registered mail. The statutory compensation remedy in Article 26 covers personal-use evictions; if a sale was only a pretext, raise it with the RDC.

What should I do if I receive an eviction notice in Dubai?

First, verify the notice meets legal requirements (12 months, notarized, valid reason). If it does not, you can challenge it at the RDC. Even if valid, you cannot be forced to leave until the contract expires and the notice period is complete.

Eviction Notice in Dubai: Know Your Rights [2026]

Receiving an eviction notice is stressful, but Dubai law provides strong protections for tenants. Here is exactly what the law says and how to respond.

Valid Grounds for Eviction in Dubai

Under Law No. 26 of 2007 (as amended by Law 33/2008), a landlord can only evict a tenant for specific reasons:

At Contract Expiry (12 months notice required):

Personal use: landlord or first-degree relative wants to live in the property
Major renovation: property needs work that cannot be done while occupied
Demolition: landlord intends to demolish and rebuild
Sale: landlord wants to sell the property

During the Contract (only for tenant breach, after notice and with an RDC order):

Tenant has not paid rent within 30 days of written notice
Tenant is subletting without written consent
Tenant is using the property for illegal purposes
Tenant has caused significant damage to the property
Tenant is using the property for a purpose other than what was agreed

The 12-Month Notice Rule

For evictions at contract expiry, the landlord must:

Provide notice at least 12 months before the contract expiry date
Send the notice via notary public or registered mail: WhatsApp, email, or verbal notice is NOT valid
State a valid legal reason for the eviction

If any of these conditions are not met, the eviction notice is legally invalid.

How to Respond to an Eviction Notice

Check the notice date: Does it give at least 12 months before the eviction date, and was it sent by notary public or registered mail?
Check the delivery method: Was it sent via notary public or registered mail?
Check the reason: Is it one of the legally valid grounds?
Send a formal response: Use our notice generator to create an eviction response
File at the RDC if invalid: File a case if the notice does not meet legal requirements

What Happens After a Valid Eviction?

If the landlord evicts you for personal use but then re-lets the property within 2 years (residential) or 3 years (non-residential), you can ask the RDC for fair compensation under Article 26 of Law 26/2007, as amended by Law 33/2008.

Protect Yourself Now

Scan your tenancy contract to check for any clauses that weaken your eviction protections. And ask our AI assistant about your specific situation.

Related Resources

Complete Guide to Tenant Rights in Dubai
How to File a Rental Dispute at the RDC
Can My Landlord Increase Rent in Dubai?
Ask Our AI Rights Assistant about your eviction situation