Introduction
Evicting a tenant in Dubai is a legal process that must strictly follow the Dubai tenancy law and guidelines set by RERA (Real Estate Regulatory Agency). As a landlord, you can’t simply ask a tenant to leave — even if they breach their lease or stop paying rent.
This guide explains the legal eviction process for Dubai landlords in 2025. It outlines when eviction is allowed, what notices are required, and how to escalate the matter to the Rental Dispute Center (RDC) if necessary.
Legal Grounds for Evicting a Tenant in Dubai
According to Law No. (26) of 2007, as amended by Law No. (33) of 2008, you can only evict a tenant for specific legal reasons. These are categorized based on:
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Whether the lease is still active, or
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Whether the lease has expired and not renewed
1. Eviction During Lease Term
You can only evict a tenant during an active lease if one of these conditions applies:
| Reason for Eviction | Requirement |
|---|---|
| Non-payment of rent | 30-day notice to pay outstanding rent |
| Subletting without permission | Legal evidence of sublease |
| Property damage or misuse | Proof of structural damage or unauthorized changes |
| Commercial activity in residential unit | Government approval is missing |
| Breach of lease terms | Clear documentation of the breach |
2. Eviction After Lease Expiry
After the lease ends, you can evict a tenant with 12 months’ written notice, served via Notary Public or registered mail, for these reasons:
| Reason for Eviction | Requirement |
|---|---|
| Landlord wishes to sell the property | Proof of intended sale |
| Landlord wishes to use property personally | Must not rent to anyone else for 2 years |
| Major renovation or demolition | Government approvals required |
Step-by-Step Legal Process to Evict a Tenant in Dubai
Step 1: Identify the Reason for Eviction
First, confirm whether your reason qualifies under Dubai law. Illegal reasons (like personal disputes) will be rejected by the RDC.
Step 2: Prepare Supporting Documentation
Before serving notice, prepare:
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Ejari-registered tenancy contract
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Records of rent payments (or missed payments)
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Photos, videos, or reports (if eviction is for damage)
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Emails or communication logs
Step 3: Serve Legal Notice
Notices must meet specific format requirements depending on the situation.
| Type of Eviction | Required Notice |
|---|---|
| Non-payment or breach | 30-day written warning |
| Sale or personal use | 12-month notice via Notary or registered mail |
⚠️ WhatsApp, SMS, or verbal notices are not accepted legally.
Step 4: Allow Tenant Time to Respond
After the notice:
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For 30-day warnings, wait for the tenant to rectify the issue
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For 12-month notices, continue the tenancy until the end of the period
Do not take any action (like cutting utilities or changing locks) during this time — it’s illegal and could harm your case.
Step 5: File a Case with the Rental Dispute Center (RDC)
If the tenant fails to comply, you must open a legal file with the Rental Dispute Center, part of the Dubai Land Department.
How to file:
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Visit the Dubai REST App or RDC office
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Submit documents: Ejari, notices, lease, Emirates ID
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Pay applicable fees:
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3.5% of annual rent (max AED 20,000)
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AED 100 admin fee
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Step 6: Attend the Hearing
You’ll be given a hearing date (usually within 10–15 working days). Both landlord and tenant can present evidence.
Bring:
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All submitted documents
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Proof of notice delivery (mail receipt or notary certificate)
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Witnesses if applicable
Step 7: Enforcement and Eviction Order
If the court rules in your favor:
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An eviction order is issued
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The tenant is given a deadline to vacate
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If they still refuse, a bailiff may be appointed to enforce eviction
Common Mistakes Landlords Must Avoid
| Mistake | Why It’s a Problem |
|---|---|
| Not serving notice via legal channels | Invalidates the eviction process |
| Asking tenant to vacate mid-lease | Not allowed unless tenant violated the lease |
| Not using Ejari | Lease isn’t legally recognized |
| Increasing rent before 90-day notice | Not enforceable under RERA |
Sample Eviction Notice Wording
Here is an example format for a 12-month eviction notice for personal use:
Subject: Eviction Notice for Personal Use of Property
Dear [Tenant’s Name],
This letter serves as formal notice of my intent not to renew the tenancy contract for [Property Address], which expires on [Contract End Date].
As per Article 25(2) of Law No. (33) of 2008, I intend to use the property for my personal use and will not rent it to any third party for at least two years.
This notice is being served 12 months in advance, in accordance with Dubai rental law.
Sincerely,
[Landlord’s Full Name]
[Phone Number]
[Emirates ID]
Eviction Timeline Overview
| Action | Timeframe |
|---|---|
| Serve 30-day notice | Immediately upon breach |
| Serve 12-month notice | At least 12 months in advance |
| File case with RDC | After notice expiry |
| Attend hearing | Within 15–30 working days |
| Final judgment enforcement | Within 1–2 months post-ruling |
Frequently Asked Questions
Can I evict a tenant for personal use?
Yes, but you must serve a 12-month notice via Notary Public and cannot lease the property to another tenant for at least two years.
What if my tenant doesn’t pay rent?
You must serve a 30-day payment notice. If they still don’t pay, you can escalate the issue to the Rental Dispute Center.
Is verbal notice valid?
No. All legal notices must be in writing and served formally via registered channels.
Can I evict a tenant before the lease ends?
Only if they violate the lease — and even then, only after serving a 30-day warning.
How long does it take to get a court order?
Once you file the case, expect a ruling within 15–30 working days. Enforcement may take a few additional weeks.
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