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Can a Landlord Evict a Tenant in Dubai?
Can a landlord evict a tenant in Dubai?
Legal cases and procedures according to the latest legislation
Eviction lawsuits are among the most common real estate disputes in Dubai, as many landlords and tenants wonder about the circumstances that allow for the termination of the rental relationship and whether the landlord has the right to demand the tenant's departure at any time.
The legislator in Dubai has regulated this relationship under Law No. (26) of 2007 and its amendments by Law No. (33) of 2008, in addition to Decree No. (43) of 2013 regarding the determination of rent increases, and Decree No. (26) of 2013 regarding the Rental Disputes Center. Our office team reviews in this article the key points you need to know whether you are a landlord or a tenant.
First: Eviction cases during the contract term
The lease contract is binding on both parties for its duration, and the landlord cannot terminate it unilaterally except in the cases explicitly stated by law.
| Eviction case | Legal condition |
|---|---|
| Non-payment of rent | Issuing an official notice to the tenant and the deadline expires without payment |
| Subletting | Proving subletting without obtaining the landlord's written consent |
| Using the property for illegal purposes | Violating the contract or applicable laws |
| Causing significant damage to the property | Making changes or demolishing without the landlord's consent |
Second: Eviction cases upon contract expiration
The law specifies certain cases in which the landlord may request eviction upon the expiration of the lease term, including:
1. The owner's desire for personal residence
The landlord may request the eviction of the property if he wishes to use it for his own residence or for the residence of one of his first-degree relatives, provided that he adheres to the prescribed legal procedures and does not rent it to another party for a reasonable period after the eviction.
2. Sale of the property
The mere sale of the property does not automatically terminate the existing lease contract; the new owner is obligated to honor the current contract until its legal term expires.
3. Demolition or reconstruction
If the condition of the property necessitates its demolition or reconstruction or carrying out substantial development works that make it impossible for the tenant to remain.
4. Comprehensive maintenance
If maintenance or restoration works require the complete evacuation of the property and cannot be carried out while it is occupied.
Third: Duration of legal notice
Many landlords and tenants overlook that eviction in the above cases requires giving prior legal notice to the tenant a sufficient time in advance.
The legal regulation in Dubai has established the necessity of giving an eviction notice at least twelve months in advance in cases of eviction related to the expiration of the contract, to be sent through approved legal means such as registered mail or electronic services approved by the Rental Disputes Center. Oral notice has no legal effect.
Fourth: Rent increase upon renewal
The rent cannot be increased arbitrarily, but is subject to the rules of Decree No. (43) of 2013 and the rental index approved by the Real Estate Regulatory Agency (RERA). The tenant must be notified of any proposed amendment at least 90 days before the renewal date unless the parties agree otherwise.
Fifth: Role of the Rental Disputes Center
The center was established under Decree No. (26) of 2013, and it is the competent authority to adjudicate rental disputes in the Emirate of Dubai and to enforce the judgments issued regarding them.
| Type of dispute | Center's jurisdiction |
|---|---|
| Eviction claims | The chapter on the legality of eviction requests and obligating the opposing party |
| Disputes over rental increases | Verifying the compliance of the increase with the RERA index |
| Recovery of the security deposit | Obligating the landlord to refund the security deposit according to legal conditions |
| Maintenance disputes | Determining the party responsible for maintenance work and obligating them to carry it out |
| Enforcement of judgments | Ensuring the implementation of issued decisions and rulings |
Important legal tips
- Do not rely on verbal notices— Every notice must be officially documented.
- Keep a copy of the lease agreement and rental recordat all times.
- Verify the validity of the eviction noticebefore taking any action or complying with it.
- Review the RERA indexbefore accepting any increase in the rent.
- Consult a specialized lawyerbefore filing or facing an eviction lawsuit.
The role of the lawyer in rental disputes
- Reviewing the legality of the eviction notice and ensuring it meets legal requirements.
- Assessing the legal position of the landlord or tenant.
- Preparing necessary legal memoranda and defenses.
- Representing parties before the Rental Disputes Settlement Center.
- Following up on the implementation of issued judgments and decisions.
Frequently Asked Questions
Can the landlord evict me due to the sale of the property?
No. The sale of the property alone does not terminate the existing lease, and the new owner is bound by the contract until its legal term expires. Eviction cannot be demanded on the grounds of sale without fulfilling the stipulated legal conditions and procedures.
Can the rent be increased without prior notice?
No. The legal notice period of at least 90 days before the renewal date must be adhered to, along with the specific controls set out in the RERA index. Any increase that exceeds the set cap or occurs without prior notice is considered a legal violation that can be contested.
What should I do if I receive an eviction notice?
Don't rush to comply. Start by reviewing the notice and checking if it meets the legal requirements in terms of duration, means, and reasons, then consult a specialized lawyer to assess your legal position and options.
Can the eviction notice be contested?
Yes. If the notice does not meet the legal requirements, or if the reasons for eviction are unavailable or exaggerated, the tenant has the right to contest it before the Rental Disputes Center.
What is the competent authority for rental disputes in Dubai?
The Rental Disputes Center in Dubai is the sole authority for adjudicating these disputes and enforcing its rulings, and ordinary courts are not competent to consider them initially.
Summary
- Eviction is not an absolute right of the landlord — it is restricted by cases and procedures defined by law.
- A twelve-month notice is a substantive condition in eviction cases upon contract expiration.
- Selling the property does not terminate the existing contract, and the new owner is bound by it.
- Rent increase is restricted by the RERA index and requires a 90-day prior notice.
- The Rental Disputes Center is the competent authority for every rental dispute in Dubai.
If you are facing a rental dispute, have received an eviction notice, or need specialized advice, our office team is fully prepared to provide the necessary assistance.