Introduction
Dubai tenancy legislation (Law No. 26 of 2007 and Law No. 33 of 2008) provides strong tenant protections. Landlords cannot evict tenants at will or simply decline to renew without statutory legal grounds.
The 4 Valid Grounds for a 12-Month Eviction Notice
Under Article 25(2), a landlord may seek eviction upon lease expiry for:
1. Demolition or Complete Reconstruction.
2. Extensive Renovation that cannot be performed while occupied.
3. Owner's Personal Use (or first-degree relatives), provided no other suitable property is owned.
4. Intention to Sell the Property.
The Mandatory Delivery Method
Eviction notices must provide a full 12-month notice period and MUST be served via:
- Notary Public, or
- Registered courier / certified post.
Notices sent via email, SMS, or WhatsApp are regularly rejected by RDSC judges.
Penalties for Unlawful Eviction
If a landlord evicts for personal use but subsequently re-rents the property within two years (or three years for commercial units), the former tenant can claim full compensation covering rent differences, moving expenses, and legal costs.