In UAE, each emirate has its own tenancy laws, but they generally follow almost the same principles and rules. Eviction of a tenant in Dubai is governed by Dubai Law No. 26 of 2007 and its amendment, Law No. 33 of 2008. These laws regulate the relationship between landlords and tenants and set out exactly when and how a landlord can legally evict a tenant. The Dubai Land Department and the Rental Disputes Centre (RDC) supervise the process. Eviction of tenant in UAE is strictly regulated, and landlords must follow the law in each stage of the eviction, otherwise the eviction can be considered unlawful.

When eviction is allowed

The law states specific grounds, where a landlord is allowed to end a tenancy and evict a tenant. Even when a valid reason exists, a landlord cannot simply remove a tenant. Each of these grounds must be proven, and the landlord must follow the required mandatory notice periods before taking action.

The law requires:

  1.  Formal written notices (either through notary public or registered mail)
  2.  Compliance with timelines specified in the notice
  3.  Filing a case with the Rental Disputes Centre (RDC)
  4.  Obtaining judgment from the RDC and its execution

This ensures that both landlords and tenants are treated fairly and that no one is removed from a property without due process.

Grounds for eviction

A landlord may evict a tenant, before and after the tenancy contract ends on the specific grounds mentioned below:

  1. Eviction before the expiry period of Tenancy Contract

The landlord can request eviction if:

  1. Non‑payment of Rent: If the tenant fails to pay rent within 30 days after receiving a written notice to pay (unless both parties agreed otherwise).
  2. Unapproved Sub‑letting: The tenant sub‑lets the property, or any part of it, without written approval from the landlord. In this case, both the tenant and the sub‑tenant can be evicted. The sub‑tenant still has the right to claim compensation from the tenant.
  3. Illegal or Immoral Use: The tenant uses the property or allows others to use it for illegal activities or anything that violates public order or morals.
  4. Abandonment of Commercial Property: For commercial properties, if the tenant leaves the property unoccupied without a valid reason for either 30 consecutive days, or 90 non‑consecutive days within the same year unless both parties agreed otherwise.
  5. Unsafe Alterations or Damage: If the tenant makes changes that make the property unsafe or impossible to restore to its original condition, or the tenant causes serious damage intentionally, through gross negligence, or by allowing others to cause damage.
  6. Misuse of Property: If the tenant uses the property for a purpose other than what it was leased for, or uses it in a way that violates planning, construction, or land‑use regulations in Dubai.
  7. Property Condemned: If the property is condemned, proven by a technical report issued or approved by Dubai Municipality.
  8. Failure to Meet Legal or Contractual Obligations: If the tenant fails to comply with obligations under the law or the tenancy contract within 30 days after receiving a written notice to comply.
  9. Government Requirement: If any government authority requires the property to be demolished or reconstructed for urban development.

All notices under this section must be delivered through a Notary Public or registered post.

  1. Eviction upon the expiry of the Tenancy Contract

After the tenancy contract ends, the landlord may request eviction only in the following cases:

  1. Demolition or Major Reconstruction: If the landlord requires to demolish the property to rebuild it or add new structures that prevent the tenant from using it, provided necessary permits from the concerned authority must be obtained.
  2. Major Maintenance or Restoration: If the property requires major maintenance or restoration that cannot be done while the tenant is living there. This must be supported by a technical report from Dubai Municipality.
  3. Personal Use by Landlord or First‑Degree Relative: If the landlord wants to use the property personally or for a first‑degree relative. In this case, the landlord must prove they do not own another suitable property for that purpose.
  4. Sale of the Property: If the landlord intends to sell the leased property.

For reasons other than non-payment of rent, landlords must provide 12 months’ notice before eviction. This notice must also be sent through a Notary Public or registered post. For non-payment of rent, a shorter notice period applies (30 days).

In case of non- compliance with the notice by the tenant

If a tenant doesn’t act on the eviction notice, the landlord can file a claim before the Rental Dispute Centre (RDC). The landlord should submit the relevant documents, such as the Ejari‑registered tenancy contract, the eviction notice, proof of the tenant’s violation, and the property ownership documents.

The RDC then sets a hearing date, giving both sides a chance to present their evidence. After reviewing the case, the RDC issues a judgment. If the landlord wins, the court issues a formal eviction order, which is enforced by the court’s execution department.

Rights of a Tenant

If a tenant believes that the rent increase or eviction notice by the landlord is unfair, he can challenge it by filing a complaint with the Rent Dispute Settlement Committee in their emirate and presenting evidence to support their position. In Dubai, tenants can also use the RERA rent calculator and similar tools to understand the rental prices and negotiate accordingly. Also, either the tenant or the landlord can request the Dubai Land Department to appoint a valuator to evaluate the rent for a building in a particular area.

At the same time, tenants must continue meeting their obligations under the lease. This includes paying rent on time, taking reasonable care of the property, and avoiding any alterations without the landlord’s approval.

Our firm has handled several rental law and eviction cases successfully. We have represented landlords who want to reclaim their properties and tenants who are facing unfair eviction. If you require any assistance or have any related inquiries, please feel free to contact us. Our team of expert lawyers will provide you with professional guidance every step of the way.