When can a Dubai landlord evict me?

If you're renting in Dubai and your landlord is hinting at eviction, the answer hinges on one question: are they evicting you mid-contract for something you did, or at the end of the term for their own reasons? The legal route is completely different. So is your defence.

The short answer

A Dubai landlord can evict you in two scenarios under Law No. 26 of 2007 (as amended by Law No. 33 of 2008). First, mid-contract eviction under Article 25(1) — but only for specific tenant breaches like non-payment after a 30-day notice, illegal use, or subletting without consent. Second, end-of-contract eviction under Article 25(2) — sale of the property, landlord's personal use, or major renovation, with 12 months' written notice via notary public or registered mail. Anything else is not lawful eviction. It's a request you can refuse.^[1][2]

Mid-contract eviction (Article 25(1))

This is the fast route. Your landlord can ask the Rental Disputes Center (RDC) — the Dubai court that handles all tenancy cases, located in Deira — to terminate the lease before it expires if you've done one of the following:

• Failed to pay rent within 30 days of a formal payment notice

• Sublet the unit without written consent

• Used the property for illegal purposes or in a way that breaches public order

• Caused damage that threatens the property's safety, or made unauthorised modifications

• Used a residential unit for commercial purposes (or vice versa) without permission

• The property is condemned by Dubai Municipality

• You've breached a legal obligation or an explicit term of the contract within 30 days of being notified

Honestly, most mid-contract eviction cases are about late rent or cheque bounces. The 30-day cure notice is your friend here. Pay within the window and the eviction claim usually collapses.

Filing fees at the RDC are 3.5% of annual rent (minimum AED 500, maximum AED 20,000) as of 2024. Cases typically get a first hearing within 2-3 weeks.^[3]

End-of-contract eviction (Article 25(2))

This is the route landlords actually use most often, and the one tenants misunderstand most often. Even at renewal, your landlord cannot just tell you to leave. They need a valid reason from a closed list:

• The landlord wants to sell the property

• The landlord, or a first-degree relative, wants to personally occupy it (and the landlord must prove they don't own a suitable alternative)

• The property requires major renovation or demolition that can't be done with the tenant in place (a municipality permit is required as evidence)

The procedural rules are strict. The notice must be 12 months. It must be in writing. It must be served through notary public or registered mail — a WhatsApp message or even a regular email won't cut it. Get any of this wrong and the notice is invalid.^[1][2]

Watch out: If your landlord evicts you for "personal use" and then re-rents the unit to someone else within 2 years, you can sue for compensation under Article 26. RDC has awarded tenants substantial damages in these cases. Keep an eye on Bayut and Property Finder listings for your old address.

What isn't a valid eviction reason

A lot. And this is where most tenants get it wrong.

Your landlord cannot evict you because:

• You refused a rent increase (the RERA rental index — Real Estate Regulatory Agency, the Dubai regulator — caps increases anyway)

• They got a better offer from another tenant

• They simply "want the unit back" with no qualifying reason

• The contract expired (Dubai leases auto-renew on the same terms unless properly terminated)

If you receive a notice that doesn't fit Article 25(1) or 25(2), you can ignore it — but don't. File a case at the RDC for a declaration that the notice is invalid. Costs you a few hundred dirhams and shuts the issue down cleanly.

What to do if you get an eviction notice

Three things, in order.

Check the Ejari registration — Ejari is the mandatory tenancy registration system run by RERA. An unregistered lease weakens the landlord's position significantly.

Check the notice itself: 12 months? Notary or registered mail? Stated reason from the closed list? If any answer is no, the notice is likely defective.

Then file at the RDC before you move out. Once you vacate, your leverage is gone. For more on the renewal side of this, see our guide on Dubai rent increase rules and how to file a case at the Rental Disputes Center.

Costs (2024): RDC filing — 3.5% of annual rent (AED 500 min, AED 20,000 max). Notary service of notice — around AED 220. Legal representation — typically AED 5,000-15,000 for a straightforward eviction defence.

Need this checked for your situation? Talk to a UAE-licensed lawyer →

Citations

• Dubai Law No. 26 of 2007 Regulating the Relationship Between Landlords and Tenants in the Emirate of Dubai, Article 25.

• Dubai Law No. 33 of 2008 Amending Law No. 26 of 2007.

• Dubai Land Department / Rental Disputes Center fee schedule, published at dubailand.gov.ae.

This is general legal information, not legal advice. For advice tailored to your specific situation, consult a UAE-licensed lawyer.

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