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Eviction notices in Dubai
Under Law 33 of 2008 Art. 25(2), a landlord can evict at lease end only to demolish and rebuild, carry out major restoration, take the property for personal or first-degree-relative use, or sell. That needs 12 months' notice via a Notary Public or registered mail. Changing lease terms needs 90 days' notice (Art. 14).
Sources checked 20 Oct 2026 · official sources first · Sources
“A landlord needs a real reason and 12 months notarised notice to evict. Know that before you agree to anything.”
Eviction notices in Dubai
Under Law 33 of 2008 Art.
Step by step
- Identify the ground: Art. 25(1) covers breaches during the lease; Art. 25(2) covers grounds that apply at expiry.
- For Art. 25(2), serve the reasons at least 12 months before the eviction date via Notary Public or registered mail.
- For Art. 25(1) breaches (such as rent unpaid 30 days after notice), serve notice via Notary Public or registered mail.
- If the tenant does not vacate, file an eviction case at the RDC with the notarised notice and the notification officer's report, or the registered-post receipt.
- After eviction for personal use, the landlord may not re-let to a third party for at least one year (Law 26/2007 Art. 26, as amended).
What it costs
| Item | AED | Source |
|---|---|---|
| RDC eviction case fee | 3.5% of annual rent, min 500, max 20,000 | source |
Documents you need
- Notarised notice with notification officer's report, or registered post with acknowledgement
- Ejari lease
- Proof of ground (e.g. Dubai Municipality technical report, permits, proof of no other suitable property for personal use)
How long it takes: 12 months' notice for Art. 25(2) grounds; 30 days after notice to pay or comply for Art. 25(1)(a) and (h).
The numbers behind Dubai renting: 480,371 residential Ejari leases started in Dubai between 1 Jan and 15 Oct 2026: 187,978 new market leases (39%) and 286,377 renewals (60%). Source: Dubai Land Department Ejari open data.
Where the sources disagree
- The original Law 26/2007 Art. 25(2) text on the Dubai Legislation Portal still shows 90 days' notice. The amended Law 33/2008 text requires 12 months. Cite Law 33/2008.
- Whether a 90-day non-renewal notice under Art. 14 can end a tenancy without an Art. 25 ground: the statutes do not say so and RDC practice limits eviction to the Art. 25 grounds. No official clarification was found.
We quote the official figure where there is one. Check the official page before you pay.
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Questions
What are the grounds during the lease (Art. 25(1))?
Unpaid rent 30 days after notice; subletting without written consent; illegal or immoral use; business premises left empty 30 consecutive or 90 non-consecutive days a year; dangerous alterations or deliberate damage; use for another purpose; risk of collapse certified by Dubai Municipality; unmet obligations 30 days after notice; and government-ordered demolition.
Does a sale end my lease?
No. Sale is a ground at expiry with 12 months' notice (Art. 25(2)(d)). Khaleej Times cites Art. 28: a transfer of ownership does not affect the tenant's right to stay.
Is 90 days enough to evict?
Not for Art. 25(2) grounds. Law 33/2008 replaced the original 90-day rule with 12 months. The 90-day notice in Art. 14 is for changing terms or not renewing.
Sources (checked 20 Oct 2026)
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