How much notice is needed to evict a tenant in Dubai at the end of the lease?

Twelve months. Article 25(2) of Law No. 26 of 2007 as amended by Law No. 33 of 2008 limits expiry evictions to four grounds and requires the landlord to notify the tenant of the eviction reasons at least twelve months before the date of eviction, with the notice served through a Notary Public or by registered mail.

Can a Dubai landlord evict for unpaid rent during the lease term?

Yes, under Article 25(1)(a) of Law No. 26 of 2007 as amended by Law No. 33 of 2008, where the tenant fails to pay rent or part of it within thirty days from the date a notice to pay is served, unless the parties agreed otherwise. Article 31 of the Law makes clear that filing the eviction claim does not stop rent accruing until an award is rendered and executed.

How must an eviction notice be delivered in Dubai?

Through a Notary Public or by registered mail. Article 25 of Law No. 26 of 2007 as amended by Law No. 33 of 2008 states that requirement for both the during-term grounds in Article 25(1) and the expiry grounds in Article 25(2), and Article 2 as amended defines a Notice as a written notification sent through a Notary Public or delivered by registered mail, by hand, or by another technological means approved by law.

Eviction Notice in the UAE

Dubai splits eviction into two very different notices. To evict during the term, the landlord relies on the grounds in Article 25(1) of Law No. 26 of 2007 as amended by Law No. 33 of 2008, typically after a thirty day notice to pay or to remedy a breach. To evict at expiry, only four grounds are available and the landlord must give twelve months' notice. Both notices must be served through a Notary Public or by registered mail, and getting the service method wrong is fatal.

Download the UAE drafting checklist (.docx)Where to read UAE law

Governing law

Eviction in the Emirate of Dubai is governed by Article 25 of Law No. 26 of 2007 Regulating the Relationship between Landlords and Tenants as amended by Law No. 33 of 2008, with disputes heard by the Rental Dispute Centre of the Dubai Land Department.

Law No. 26 of 2007 as amended by Law No. 33 of 2008, Art. 25, in Dubai Land Department, Real Estate Legislation of Dubai

What a eviction notice has to contain in the UAE

Before expiry, the landlord may seek eviction only on the grounds in Article 25(1), which include non-payment of rent within thirty days of a notice to pay, sub-letting without written approval, illegal use, use for a purpose other than the one leased, changes endangering the safety of the property, and failure to comply with any obligation within thirty days of a notice to comply.
Law No. 26 of 2007 as amended by Law No. 33 of 2008, Art. 25(1)
For the purposes of Article 25(1), the landlord must serve the notice on the tenant through a Notary Public or by registered mail.
Law No. 26 of 2007 as amended by Law No. 33 of 2008, Art. 25(1) closing paragraph
On expiry, eviction is available only where the owner wishes to demolish and reconstruct or add structures with the required permits, the property needs restoration or comprehensive maintenance that cannot be carried out while the tenant occupies it as verified by a Dubai Municipality technical report, the owner wants the property for his own use or that of a first-degree relative and proves he owns no suitable alternative, or the owner wishes to sell it.
Law No. 26 of 2007 as amended by Law No. 33 of 2008, Art. 25(2)
For the Article 25(2) grounds, the landlord must notify the tenant of the eviction reasons at least twelve months before the date of eviction, and that notice must be served through a Notary Public or by registered mail.
Law No. 26 of 2007 as amended by Law No. 33 of 2008, Art. 25(2) closing paragraph
Filing an eviction claim does not release the tenant from paying rent for the whole period the claim is considered, and until an award is rendered and executed.
Law No. (26) of 2007, Art. 31 (Dubai Legislation Portal)
In the DIFC a lessor needs a court order to terminate a residential lease for non-payment of rent, and only after the contractual remedy period or, where the lease provides none, thirty days have expired without the failure being remedied.
DIFC Leasing Law, DIFC Law No. 1 of 2020, Art. 54(1)(a)

Form, notarisation and registration

The Law defines a Notice as a written notification sent by one party to the other through a Notary Public, or delivered by registered mail, by hand, or by any other technological means approved by law.
Law No. 26 of 2007 as amended by Law No. 33 of 2008, Art. 2 (definition of Notice)

What catches drafters out

An eviction obtained for personal use locks the property up. Where the tribunal awards possession under Article 25(2)(c), the landlord may not re-let for at least two years for residential property or three years for non-residential property, or the tenant may claim fair compensation.
Law No. 26 of 2007 as amended by Law No. 33 of 2008, Art. 26
Self-help is not available. The landlord may not disconnect services from the property or disturb the tenant's use, and the tenant may report the violation to the police station with jurisdiction and claim damages before the tribunal.
Law No. (26) of 2007, Art. 34 (Dubai Legislation Portal)