Dubai Eviction Rules Explained: When Landlords Can Remove Tenants for Rent Default and Sale of Property

Dubai’s rental market is governed by a detailed legal framework that balances the rights of landlords with protections for tenants. When rent goes unpaid or a property owner plans to sell, eviction is possible — but only if the procedures laid down in law are followed precisely. Missteps in notice, timing or grounds for eviction can render an action invalid, even where the tenant is clearly in default.

Under Dubai law, a landlord is permitted to seek eviction before the expiry of a tenancy contract if the tenant fails to pay rent. However, this right is not automatic. The tenant must first be formally notified of the default and given 30 days to settle the outstanding amount, unless the lease contract provides otherwise. The notice must be served through a notary public or by registered mail, ensuring that there is legal proof of delivery.

If the tenant does not clear the arrears within this 30-day period, the landlord may then approach the Rental Dispute Settlement Centre (RDSC) to seek eviction on the grounds of non-payment, along with recovery of the unpaid rent. The RDSC will examine whether proper notice was served and whether the tenant remained in default despite being granted the statutory grace period. Only after an eviction order is issued and executed can the landlord regain vacant possession of the property.

The rules differ significantly once a tenancy contract expires. At this stage, a landlord cannot evict a tenant at will. Eviction is allowed only for specific reasons recognised by law, one of which is the landlord’s intention to sell the property. Even in such cases, the law imposes a strict requirement: the tenant must be given at least 12 months’ prior notice of eviction, calculated from the date of service of the notice, not from the end of the lease term.

This 12-month eviction notice must clearly state the reason for eviction — namely, the sale of the property — and, like notices for rent default, it must be served through a notary public or by registered mail. Any informal communication, emails or verbal assurances will not satisfy the legal requirement.

In practical terms, this means that a landlord dealing with a tenant who has stopped paying rent has two distinct legal pathways. If the rent default occurs during the lease term, the landlord may move relatively quickly by issuing a formal payment notice and, if necessary, filing a case before the RDSC for eviction and recovery of dues. Once eviction is executed, the property can be sold with vacant possession.

However, if the landlord chooses to evict solely for the purpose of selling the property, and the tenancy contract has either expired or is allowed to run its course, the law requires patience. The tenant is entitled to remain in the property for the full 12-month notice period, provided rent continues to be paid and no other breach occurs.

Ultimately, Dubai’s eviction regime emphasises procedure over intention. Even where a landlord has valid reasons — whether prolonged non-payment of rent or an urgent need to liquidate an asset — failure to comply with statutory notice requirements can delay eviction and expose the owner to legal setbacks. Careful adherence to the prescribed steps is therefore essential to ensure that possession of the property is recovered lawfully and without dispute.

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