Dubai’s tenancy law protects tenants from arbitrary eviction — which means landlords win eviction cases by procedure, not by frustration. Most eviction notices that fail at the Rental Dispute Center fail for defects the landlord could have avoided on day one. This is the lawful playbook.
The Two Eviction Routes
Route 1 — During the tenancy (Article 25(1)). Available only for tenant breaches: non-payment of rent within 30 days of a formal demand, unauthorized subletting, unlawful or damaging use of the property, and the other grounds listed in the law. The breach must be proven, and the demand properly served.
Route 2 — At/after expiry with 12 months’ notice (Article 25(2)). For the landlord’s own reasons: sale of the property, personal use (or use by first-degree relatives), demolition, or major renovation that cannot proceed with the tenant in place. Requires 12 months’ written notice served through the Notary Public or by registered mail, stating the ground.
What Makes a Notice Valid
- Written, and served via Notary Public or registered mail — WhatsApp and email do not start the clock
- States the specific legal ground (and it must be genuine — see below)
- Gives the full 12-month period, running from actual service
- Served on the correct party, matching the contract and Ejari details
The Genuineness Trap
Evicting “to sell” and then not selling, or “for personal use” and then re-letting at a higher rent, exposes the landlord to a tenant compensation claim before the RDC. Treat the stated ground as a commitment, not a formula.
Non-Payment: the Faster Track
- Serve a formal payment demand (notary/registered mail) giving 30 days.
- No payment? File at the RDC for eviction and the arrears together.
- Judgments are enforced by the RDC’s execution department; rent cheques that bounced support parallel enforcement.
Common Landlord Mistakes
- Serving the 12-month notice by email and losing a year
- Cutting utilities or changing locks — self-help eviction is unlawful and reverses the leverage
- Accepting rent after the notice in ways that undermine the stated ground
- Wrong notice for the situation (Article 25(1) grounds don’t need 12 months; Article 25(2) grounds always do)
Related: our complete eviction notice guide, filing at the RDC, and our real estate lawyers.
Frequently Asked Questions
Can I evict a tenant in Dubai before the contract expires?
Only for the tenant breaches listed in Article 25(1) — such as non-payment after a 30-day formal demand, unauthorized subletting, or unlawful use. Otherwise you must use the 12-month notice route tied to sale, personal use, demolition or major renovation.
Does the 12-month notice have to run from the end of the tenancy?
No — following the settled position of Dubai courts, the notice runs from the date it is validly served, and eviction can be sought once 12 months pass even if that falls mid-renewal. Serving properly (notary or registered mail) is what starts the clock.
Can I raise the rent instead of evicting?
Rent increases are capped by the RERA index and require 90 days’ notice before renewal. Using eviction grounds as pressure for above-index increases invites a compensation claim — keep the two tracks separate.
What if the tenant refuses to leave after the notice period?
You cannot change locks or cut services. File an eviction case at the RDC; with a valid notice the case is strong, and the execution department carries out the eviction lawfully.
What compensation can a tenant claim after a bad-faith eviction?
If you evict to sell or for personal use and then re-let the property within the period recognized by RDC practice, the tenant can claim compensation — commonly assessed against rent differentials and relocation costs. Genuine grounds and documentation are the defense.
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