Eviction notices: when can a landlord legally evict?

The grounds and notice periods for eviction in Dubai are defined by Law No. 33 of 2008, which amended Law No. 26 of 2007. They are stricter than many tenants expect.

During the contract — limited grounds

Mid-contract eviction is permitted only for serious breaches:

• Non-payment of rent — landlord must give 30 days' written notice to pay before filing.
• Sub-letting without permission, or using the property for an illegal purpose.
• Causing serious damage, or making structural changes without permission.
• The property is officially declared unsafe.

At end of contract — the famous "12 months"

For two specific reasons, a landlord can refuse to renew — but only with 12 months' notarised written notice served via the Notary Public or by registered mail:

• The owner wants to sell the property.
• The owner or a first-degree relative wants to move in.

An email, a WhatsApp, or even a regular letter is not enough. If the notice isn't notarised or sent by registered post, you don't have to leave.

If they break the rules

The Rental Disputes Centre regularly rules in tenants' favour where the procedural form was wrong. Even if their reason is valid, a procedurally defective notice fails.

Sources: Dubai Law No. 33 of 2008.