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- 5 min read
- Published: 23 July 2026
Eviction notice in Dubai: A guide for landlords and tenants
Key Takeaways
Eviction notices in Dubai must comply with the emirate’s landlord and tenant legislation, including valid legal grounds, mandatory notice periods and, where required, notarisation to be legally enforceable.
Landlords may issue an eviction notice for reasons including non-payment of rent, breach of the tenancy agreement, property damage, sale of the property, personal use or major renovation, provided the relevant legal requirements are met.
Depending on the reason for eviction, tenants may receive either 30 days’ or 12 months’ notice and have the right to challenge an eviction notice that does not comply with the law.
A legally compliant eviction notice should clearly state the reason for eviction, include the required supporting documentation where applicable and be served through the appropriate legal channels.
Dubai’s rental market is governed by clear landlord and tenant legislation that sets out when and how an eviction notice can be issued. Whether you’re a landlord seeking possession of your property or a tenant who has received a notice, understanding the legal grounds, notice periods and required procedures is essential.
This guide explains how an eviction notice in Dubai works, the circumstances in which it can be served, the rights and responsibilities of both landlords and tenants, and the steps involved in the eviction process.
Table of Content
What is an eviction notice in Dubai?
Legal grounds for issuing an eviction notice
Rights and responsibilities of landlords and tenants
Essential components of an eviction notice
How to issue an eviction notice in Dubai
What tenants should do after receiving an eviction notice
How to avoid eviction disputes
Conclusion
What is an eviction notice in Dubai?
An eviction notice is a formal legal notice issued by a landlord requiring a tenant to vacate a property within a specified timeframe. Under Dubai’s landlord and tenant legislation, eviction notices must meet specific legal requirements and can only be served on recognised legal grounds.
An eviction notice cannot be issued simply because a landlord wishes to end a tenancy. The circumstances under which a landlord may seek possession of a property are set out in Dubai Law No. 26 of 2007, as amended by Law No. 33 of 2008, which regulates the relationship between landlords and tenants in the Emirate of Dubai.
Understanding when an eviction notice can be issued, the applicable notice periods and the rights of both landlords and tenants can help reduce disputes and ensure the correct legal process is followed.
Legal grounds for issuing an eviction notice
Having understood an eviction notice’s meaning, it is equally important to be aware of the legal grounds a landlord can utilise to send a notice to their tenant.
Under Dubai’s landlord and tenant legislation, eviction is only permitted in specific circumstances and the applicable notice period depends on the reason for eviction.
| Reason | Typical notice period |
|---|---|
Non-payment of rent (following the required payment notice) | 30 days |
Breach of the tenancy agreement | 30 days (where applicable under the law) |
Significant damage or misuse of the property | 30 days |
Sale of the property | 12 months |
Personal use by the landlord or an eligible first-degree relative | 12 months |
Major renovation or demolition | 12 months |
Landlords should ensure the reason stated in the eviction notice is supported by the relevant legal requirements before serving notice. Failure to follow the correct procedure may allow the tenant to challenge the eviction.
Rights and responsibilities of landlords and tenants
Both landlords and tenants have legal rights and responsibilities throughout the tenancy and eviction process. Understanding these obligations can help minimise disputes and ensure the correct procedures are followed.
Tenants
Comply with the terms of the tenancy agreement and use the property for its intended purpose.
Pay rent and any agreed charges in accordance with the tenancy contract.
Settle any outstanding obligations before vacating the property.
Challenge an eviction notice if they believe it has not been issued on valid legal grounds or does not comply with the required legal process.
Landlords
Maintain the property in a condition suitable for occupation, unless otherwise agreed.
Issue an eviction notice only where legally permitted and in accordance with the required notice periods.
Respect the tenant’s legal rights and privacy throughout the tenancy.
Seek compensation where the tenant has caused damage beyond normal wear and tear, where supported by the tenancy agreement and applicable law.
Essential components of an eviction notice
An eviction notice in Dubai must contain certain information to help ensure it is legally valid. While the exact requirements may vary depending on the circumstances, an eviction notice will typically include:
Landlord’s name and contact details.
Tenant’s name and contact details.
The legal reason for eviction.
The applicable notice period and the date the tenant is required to vacate the property.
The landlord’s signature and date.
Evidence of notarisation, where required.
Depending on the reason for eviction, landlords may also include supporting documents such as the tenancy contract, the property’s Ejari certificate or evidence supporting the stated grounds for eviction.
How to issue an eviction notice in Dubai
Landlords must follow the correct legal process when issuing an eviction notice. If the required procedures are not followed, the notice may be challenged by the tenant or deemed invalid.
The process will generally involve:
Preparing a clear eviction notice stating the legal reason for eviction and the date by which the tenant must vacate the property.
Ensuring the applicable notice period complies with Dubai’s landlord and tenant legislation.
Serving the notice through the appropriate legal channels, such as a notary public or another legally recognised method of service.
Retaining proof that the notice was successfully served in case of a future dispute.
Many landlords choose to work with a property management company or legal adviser to help ensure the notice complies with the applicable legal requirements.
What tenants should do after receiving an eviction notice
Receiving an eviction notice in Dubai does not necessarily mean a tenant must leave the property immediately. The first step is to review the notice carefully and confirm that it has been issued on valid legal grounds and complies with the applicable notice period.
If the notice is valid, tenants should use the notice period to make the necessary arrangements to vacate the property, settle any outstanding payments and return the property in accordance with the tenancy agreement, allowing for reasonable wear and tear.
If a tenant believes the eviction notice does not comply with Dubai’s landlord and tenant legislation, they may wish to seek legal advice or refer the matter to the Rental Disputes Centre (RDC).
How to avoid eviction disputes
Disputes over eviction notices can often be avoided through clear communication and by following the correct legal procedures from the outset.
Landlords should ensure any eviction notice complies with the relevant legislation, is supported by valid legal grounds and is served through the appropriate channels. Tenants should review the notice carefully, raise any concerns promptly and continue to meet their obligations under the tenancy agreement while the matter is being resolved.
Where a dispute cannot be resolved amicably, either party may refer the matter to the Rental Disputes Centre (RDC) for determination.
Conclusion
Understanding the meaning of an eviction notice, the legal grounds for eviction and the correct procedures can help both landlords and tenants navigate Dubai’s rental market with greater confidence.
Whether you are issuing a landlord eviction notice or have received a tenant eviction notice, following the correct legal process is essential to protecting your rights and avoiding unnecessary disputes.
Professional advice can help ensure the appropriate procedures are followed and that any action taken complies with Dubai’s landlord and tenant legislation.
Frequently asked questions
A landlord may only issue an eviction notice on specific legal grounds set out under Dubai’s landlord and tenant legislation. These include non-payment of rent, breach of the tenancy agreement, significant property damage or misuse, sale of the property, personal use by the landlord or an eligible first-degree relative, and major renovation or demolition, provided the relevant legal requirements are met.
The required notice period depends on the reason for eviction. In many cases involving contractual breaches, the notice period is 30 days, while eviction for the sale of the property, personal use or major renovation generally requires 12 months’ notice.
No. Landlords must follow the legal eviction process and provide the applicable notice period before a tenant can be required to vacate a property. Failure to follow the correct procedure may allow the tenant to challenge the eviction notice.
Depending on the circumstances, landlords may need to provide supporting documents such as the tenancy contract, the property’s Ejari certificate and evidence supporting the legal grounds for eviction. Where required, the eviction notice must also be notarised and served through the appropriate legal channels.
Yes. A tenant may challenge an eviction notice if they believe it has not been issued on valid legal grounds, does not comply with the required notice period or has not followed the correct legal process. Disputes can be referred to the Rental Disputes Centre (RDC).
In cases where a 12-month eviction notice is required, such as for the sale of the property, personal use or major renovation, the notice must generally be served through a notary public or by another legally recognised method. Landlords should ensure the notice complies with the latest legal requirements before serving it.
If a tenant does not vacate the property after a valid eviction notice has expired, the landlord may refer the matter to the Rental Disputes Centre (RDC), which will determine the appropriate legal course of action in accordance with Dubai’s landlord and tenant legislation.
Contact
Contact your personal advisor
Engel & Völkers Dubai
7th Floor, Al Khail Plaza
Jumeirah Village Triangle, Dubai, UAE
Tel: +971 4 4223500