Eviction Notice in Dubai: The 12-Month Rule
In Dubai, a landlord who wants a tenant to vacate at the end of the term must give 12 months written notice through a Notary Public or by registered mail, and only for one of the four reasons allowed by Article 25(2) of Law No. 26 of 2007 as amended by Law No. 33 of 2008: sale of the property, the landlord using it personally or for a first-degree relative, demolition or reconstruction, or major renovation that needs the unit empty. A tenant cannot be evicted at the end of the term for any other reason.
- 12 months written notice
- Notary or registered mail
- Only four legal grounds
- Free notice generator
End-of-term eviction: the four grounds
Under Article 25(2), a landlord can ask a tenant to leave when the contract ends only for a sale, personal use or use by a first-degree relative, demolition or reconstruction, or major renovation that requires the property to be vacant. The notice must state the reason, be served 12 months in advance, and go through a Notary Public or registered mail so the date and delivery can be proven. The Non-Renewal Notice Generator builds a compliant notice.
Mid-lease eviction: Article 25(1)
During the contract, a landlord can seek eviction only for specific breaches under Article 25(1), such as failure to pay rent within the legal period after notice, subletting without written consent, using the property illegally or in a way that harms it, or a use that breaches planning and safety rules. These are limited grounds and follow their own notice steps.
What happens if the notice is not valid
An eviction notice that is not served through a Notary Public or registered mail, that gives less than 12 months, or that relies on a reason outside Article 25(2), can be challenged. If you receive a notice you believe is invalid, keep it and raise the matter with the Rental Dispute Center in Dubai. The Tenancy Dispute Evidence Checklist helps you prepare.
Frequently asked questions
How much notice must a landlord give to evict in Dubai?
Twelve months written notice through a Notary Public or by registered mail, and only for a reason allowed by Article 25(2): sale, personal use, use by a first-degree relative, demolition, or major renovation.
Can a landlord evict a tenant just because the term ended?
No. The landlord needs one of the Article 25(2) reasons and must give the 12-month notice through the correct channel.
Can a landlord evict a tenant during the contract?
Only for specific breaches under Article 25(1), such as non-payment after notice, illegal use, or subletting without consent.
What if the eviction notice is not served through a notary?
A notice that skips the required channel can be challenged. Keep it and raise it with the Rental Dispute Center.
Official reference: Dubai Land Department.
Related tenancy tools
Ready to get Ejari-ready?
Create your Dubai tenancy contract on the DLD unified format, check it for missing details, and download it as PDF or Word. Free, no sign-up.