Eviction Notice in Dubai: The 12 Month Notice and How to Serve It

The law behind the eviction notice

Eviction in Dubai is governed by Law No. 26 of 2007 regulating the relationship between landlords and tenants, as amended by Law No. 33 of 2008. Article 25 lists the only cases in which a landlord may seek eviction. They fall into two groups:

• Article 25(2): at the end of the lease. Four reasons, 12 months’ notice.
• Article 25(1): before the lease ends. Tenant breaches such as unpaid rent, unauthorised subletting or damage, usually with a 30 day notice.

The four reasons for eviction at the end of the lease

Under Article 25(2), when the lease expires the landlord may seek eviction only if:

1. Demolition or new building. The owner wishes to demolish and rebuild, or add new structures that would stop the tenant using the property, and has the required permits.
2. Restoration or full maintenance. The property needs restoration or comprehensive maintenance that cannot be done with the tenant inside, confirmed by a technical report issued or certified by Dubai Municipality.
3. Own use or a first-degree relative. The owner wishes to take the property back for their own use or for a first-degree relative, and proves they do not own another suitable property for that purpose.
4. Sale. The owner wishes to sell the property.

The 12 month eviction notice rule

The same article says: “the Landlord must notify the Tenant of the eviction reasons at least twelve (12) months before the date of eviction, and the notice must be served through a Notary Public or by registered mail.”

Three things follow from that wording:

• The reason must be stated in the notice. A notice that just says “please vacate” does not meet the rule.
• The 12 months run to the eviction date, so the notice should name the date the tenant is asked to leave. The Dubai Land Department’s own guidance says the notice specifies “the required eviction date”.
• Only two methods are named: a notary public or registered mail. A WhatsApp message, an email or a letter handed over without proof does not meet Article 25(2) on its own.

Do not confuse it with the 90 day notice

Article 14 of the same law requires 90 days’ notice before the lease expires if either side wants to change the terms of the lease, including the rent, on renewal. That is a notice to amend, not to evict. A 90 day notice cannot be used to end a tenancy for sale or own use.

Eviction before the lease ends

Under Article 25(1), a landlord may seek eviction during the lease only in listed cases, including:

• rent not paid within 30 days of a notice asking for payment (see our page on the legal notice for unpaid rent);
• subletting without the landlord’s written approval;
• illegal use, or use against public order or morals;
• business premises left empty without a valid reason for 30 days in a row or 90 days in a year, unless agreed otherwise;
• damage or changes that endanger the property’s safety;
• use for a different purpose, or against planning and building rules;
• the property is likely to collapse, proved by a Dubai Municipality report;
• any other obligation under the law or the lease not met within 30 days of a notice asking the tenant to comply;
• government entities decide the property must be demolished and rebuilt.

For these cases too, the law says the landlord “will serve a Notice on the Tenant through a Notary Public or by registered mail.”

What an eviction notice must contain

• Landlord’s full name (or company name) and ID or trade licence details.
• Tenant’s full name as on the Ejari registered lease.
• The property: unit, building, area, and the Ejari or lease reference.
• The legal reason, stated as one of the Article 25 grounds.
• The eviction date, at least 12 months after the notice will be received for an end of lease reason.
• For own use: the name and relationship of the relative, if the property is for a first-degree relative.
• For demolition or maintenance: the permit or Dubai Municipality report, or a note that it will be provided.
• Date and signature of the landlord or authorised signatory.

Step by step

1. Check the lease and the dates. Find the expiry date and work back 12 months, with a safety margin for delivery.
2. Choose the reason. It must be one of the four Article 25(2) reasons and it must be true. For own use the landlord must be able to show there is no other suitable property.
3. We draft the notice in Arabic and English with the reason and eviction date.
4. Notarisation. The landlord signs before a notary public, who checks identity and ownership or authority and attests the notice. This can be done at our Business Bay office, online, or at your home.
5. Service. The notarised notice is served on the tenant with a record of delivery, or sent by registered mail.
6. Keep the proof. The Rental Disputes Centre lists a copy of the notice and the proof of how it was served among the documents for an eviction case.
7. Wait for the date. If the tenant has not left by the eviction date, the landlord files the eviction request with the Rental Disputes Centre.

Common mistakes

• Serving too late. A notice that gives less than 12 months to the eviction date for an end of lease reason.
• No reason, or the wrong reason. “End of contract” is not one of the four reasons.
• Informal delivery. Email or WhatsApp alone, when the law names notary public or registered mail.
• Tenant name mismatch. The name must match the Ejari lease.
• Using the property after an own use eviction. Under Article 26, after an own use eviction the landlord may not rent the property to someone else for at least two years (residential) or three years (non-residential), or the tenant may ask the Tribunal for compensation.

Serve your eviction notice

Call or WhatsApp +971 54 380 1094, or email support@notaryservicesdubai.com, with your lease and the reason for eviction. Office open Monday to Friday, 9:00 am to 6:00 pm. WhatsApp and online requests answered 24/7. You can also contact us online.