Can a Landlord Evict You in Dubai? The Legal Grounds
A landlord can only evict on the grounds set in Article 25 of Law 26 of 2007. During the contract, eviction needs a specific reason such as non-payment after a 30-day notice, illegal use, or serious damage. At the end of the contract, the landlord can ask you to leave only for a valid reason, such as selling the property or moving in a close family member, and must give 12 months notice through a notary or registered mail.
- Eviction only on Article 25 grounds
- 12-month notice at expiry
- Notice via notary or registered mail
- The RDC decides disputes
Eviction during the contract (Article 25(1))
While the contract is running, a landlord can seek eviction only for specific breaches: rent unpaid after a formal 30-day notice, subletting without written consent, using the unit for an illegal or immoral purpose, causing damage or major changes, using the property for something other than intended, or a government order to demolish. Without one of these, you cannot be removed mid-term.
Eviction at the end of the contract (Article 25(2))
| Valid reason | Condition |
|---|---|
| The owner wants to sell the property | 12 months notice, notary or registered mail |
| The owner or a first-degree relative wants to live in it | 12 months notice, and no suitable alternative property |
| Major renovation or demolition that needs the unit empty | 12 months notice, with permits |
What counts as valid notice
A verbal request or a WhatsApp message is not a valid eviction notice at expiry. The 12-month notice must be served through a notary public or by registered mail, and it must state the reason. If the notice was not served properly, the eviction does not stand, and the contract can renew.
Your protection
If a landlord tries to evict without a valid ground or proper notice, you can challenge it at the Rental Dispute Center. Keep the contract, your Ejari, and any notice you received. A landlord who evicts to sell or move in and then re-lets the unit shortly after can be challenged, because the stated reason was not genuine.
Prefer to do it yourself?
Read the eviction notice guide and the Dubai tenancy law, and see how to file at the RDC if you need to challenge one.
Frequently asked questions
Can a landlord evict me during my contract?
Only on the Article 25(1) grounds, such as non-payment after a 30-day notice, illegal use or serious damage.
How much notice is needed to evict at the end of a contract?
Twelve months, served through a notary public or by registered mail, stating a valid reason.
Is a WhatsApp eviction notice valid?
No. The 12-month notice must be served through a notary or registered mail to be valid.
What if the landlord evicts to sell but then re-lets?
You can challenge it at the RDC, because the stated reason was not genuine.
Official reference: Dubai Land Department.
This is general information, not legal advice. Laws change and cases differ, so consult a licensed lawyer for your situation.
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