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  • Writer's pictureAkram Cheik - Lawyer

5 things to know about rental evictions in Dubai

Dubai's dynamic real estate market is governed by a clear and defined legal framework, particularly with regard to the relationship between landlords and tenants. One of the crucial issues that often sparks debate and concern is the eviction process and the rules governing it. This article explores the current legal provisions, highlighting recent legal developments that impact this sensitive issue.

1 - The Legal Context

The legal framework that dictates landlord-tenant relationships in Dubai is primarily established by Law No. 26 of 2007, with later amendments introduced by Law No. 33 of 2008, commonly known as the Tenancy Law. These laws provide essential guidelines that define the rights and responsibilities of landlords and tenants.

2 - Authorized Eviction Scenarios

The Tenancy Act lists various scenarios under which a landlord can legitimately seek the eviction of a tenant. This includes non-payment of rent, unauthorized use of the property, or violation of other terms and conditions of the rental agreement. One of the key points is the ability to evict a tenant at the end of a lease period, but this action is subject to specific rules.

3 -12 Month Eviction Notice

A central part of the law is the requirement for a 12-month eviction notice. When a landlord wishes to evict a tenant, he or she must notify this intention at least 12 months before the end of the lease. This period is intended to provide the tenant with reasonable time to find new accommodation and prepare to leave the premises.

4 - Transferability of Eviction Notices

A recent issue that has received a lot of attention concerns the transferability of eviction notices when ownership changes. According to a recent decision by the Court of Appeal, the new owner can benefit from the eviction notice, provided that he maintains the original intention of the previous owner, particularly if he plans to sell the property. However, any deviation by the new owner may result in legal complications and compensation claims by the tenant.

5 - Importance of Legal Compliance

It is imperative that owners and tenants understand and scrupulously respect the legal provisions in place. Failure to comply can result in costly litigation and delays in the eviction process. The courts, in particular the Rental Disputes Center (RDC), play a crucial role in resolving these issues and interpreting the laws in force.


In conclusion, understanding the legal rules governing landlord-tenant relationships, particularly regarding evictions, is essential to ensuring smooth real estate transactions in Dubai. Recent legal developments highlight the importance of maintaining consistent intent when transitioning ownership. The parties involved should be aware of these rules to avoid unnecessary disputes and ensure that everyone's rights are respected in this delicate process.

In the event of a dispute, we are authorized to refer the matter to the DLD court.

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