Essential Guide to End of Tenancy Notice in Dubai: Tips for Landlords and Tenants

Introduction

In Dubai’s fast-moving rental market, ending a tenancy is a process that requires clear communication, proper notice, and strict compliance with the law. Whether you’re a landlord planning to reclaim your property or a tenant preparing to move out, understanding how end of tenancy notice in Dubai works will save you from costly disputes.

This guide breaks down everything you need to know — from legal requirements under Dubai tenancy law, to best practices for drafting and serving notices.

What is an End of Tenancy Notice?

An end of tenancy notice is a formal written communication issued by either the landlord or tenant to indicate they do not wish to renew the rental contract. In Dubai, tenancy agreements typically run for one year, automatically renewing unless one party provides proper notice.

Legal Basis for End of Tenancy Notice in Dubai

The notice system is governed by Law No. 26 of 2007 (as amended by Law No. 33 of 2008). According to the law:

Landlords must provide 12 months’ notice for eviction if they plan to sell or personally use the property.
Either party must provide at least 90 days’ notice before making changes to the contract, such as rent increase or non-renewal.

Failure to comply with these rules can invalidate the notice.

End of Tenancy Rules for Landlords

When Landlords Can End Tenancy

Sale of the property

Essential Guide to End of Tenancy Notice in Dubai: Tips for Landlords and Tenants
Personal use or family use
Major renovation or demolition (with permits)
Tenant breaches contract (e.g., unpaid rent, subletting, misuse)

Notice Period for Landlords

12 months (sale/personal use)
30 days (non-payment of rent after warning)
90 days (changes to contract terms)

How to Serve Notice

Must be in writing
Delivered via Notary Public or registered mail
Digital notices (WhatsApp/SMS) are not legally valid

End of Tenancy Rules for Tenants

When Tenants Can End Tenancy

Non-renewal at lease expiry
Relocation for work/family reasons (with landlord consent if early termination)
Dispute over unlawful rent increases

Notice Period for Tenants

90 days’ notice before lease expiry if not renewing
Early termination requires landlord’s approval (and may involve penalties unless agreed)

Best Practices for Tenants

Provide notice in writing and retain proof
Ensure all dues (rent, utilities, service charges) are cleared
Request property inspection to avoid unfair deposit deductions

Step-by-Step Process: Ending a Tenancy in Dubai

Step 1: Review the Tenancy Agreement

Check your Ejari-registered contract for clauses on termination, notice, and renewal.

Step 2: Draft the End of Tenancy Notice

The notice should include:

Tenant/landlord details
Property address
Contract end date
Reason for termination (if required by law)
Signature and date

Step 3: Deliver the Notice

Send via:

Notary Public
Registered courier service
Official channels (e.g., DLD-approved methods)

Step 4: Conduct Exit Inspection

Schedule a walkthrough with both parties to document property condition.

Step 5: Settle Final Payments

Tenant clears bills and rent dues
Landlord refunds security deposit (minus valid deductions)

Sample End of Tenancy Notice (Tenant to Landlord)

Subject: End of Tenancy Notice – [Property Address]

Dear [Landlord’s Name],

I am writing to formally notify you that I will not be renewing the tenancy contract for the property located at [Address], which is due to expire on [Contract End Date]. This notice is being provided more than 90 days in advance, in compliance with Dubai tenancy law.

Please confirm a convenient date for the final inspection and security deposit settlement.

Sincerely,
[Tenant’s Full Name]
[Emirates ID]

Common Mistakes to Avoid

Mistake	Consequence
Not registering Ejari	Contract may be unenforceable
Giving notice verbally	Notice invalid in disputes
Serving notice too late	Automatic renewal of contract
Unlawful deductions from deposit	Tenant may file RDC case

Rental Disputes and the RDC

If disagreements arise, either party can escalate the case to the Rental Dispute Center (RDC).

Filing fee: 3.5% of annual rent (max AED 20,000)
Judgments typically issued within 30 working days
Bailiffs enforce eviction if tenant refuses to vacate

Frequently Asked Questions

How much notice must I give to end tenancy in Dubai?

Tenants: 90 days before lease expiry
Landlords: 12 months’ notice for sale or personal use

Can I terminate a lease early in Dubai?

Yes, but only with landlord’s approval or if your contract includes an early termination clause.

Can a landlord refuse to return my deposit?

Only if they can prove property damage or unpaid bills. Otherwise, the deposit must be refunded.

What if the tenant refuses to leave after notice?

The landlord can file a case with the Rental Dispute Center, which can enforce eviction.

Is WhatsApp notice valid in Dubai?

No. Notices must be delivered formally through notary or registered mail.

Conclusion

Ending a tenancy in Dubai doesn’t need to be stressful if you follow the law and communicate clearly. Both landlords and tenants must respect notice periods and legal procedures to avoid disputes. By documenting every step and using the correct notice channels, you ensure a smooth transition at the end of the lease.

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