Evicting a Tenant in Dubai? Don't Make This Mistake
May 9, 2025
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Navigating Dubai's bustling rental market requires a clear understanding of the rules, especially when it comes to the sensitive issue of eviction 
[25]. Thankfully, the process isn't arbitrary; it's governed by specific legislation designed to protect both landlords and tenants 
[6]
[9]. The cornerstone of this framework is the Dubai Tenancy Law (Law No. 26 of 2007, as amended by Law No. 33 of 2008) [25][6]
[11]. This article breaks down the strict legal procedures for tenant eviction under the crucial Article 25, focusing on the valid grounds and mandatory notice periods you need to know 
[1]
[22]
[17]. We'll also touch upon the role of the Real Estate Regulatory Agency (RERA) and the Rental Disputes Center (RDC), the body responsible for resolving disagreements [25][9]
[19].
The Foundation: Dubai Tenancy Law & Article 25
In Dubai, evicting a tenant isn't a simple matter of changing the locks [22]. Landlords must strictly follow the rules laid out in Article 25 of the amended Tenancy Law [1][17]. This law makes a key distinction: the reasons and procedures for eviction differ depending on whether it happens before the tenancy contract ends or upon its expiry 
[2]
[4][22]. The entire process falls under the watchful eye of RERA, operating through the Dubai Land Department (DLD), ensuring compliance [25][6][9].
Eviction Before Contract Expiry: Grounds & Notice
Crucially, for many of these breaches (like non-payment or failing to follow contract terms), the landlord must first give the tenant a 30-day written notice, delivered properly (Notary Public/registered mail), allowing them a chance to fix the issue before eviction proceedings can formally begin [25][2][4][22]
[23]
[5][17]
[18]
[21].
Eviction Upon Contract Expiry: Grounds & The 12-Month Rule
What if the landlord wants the property back when the lease naturally ends? Article 25(2) covers this scenario, but again, only for specific reasons, and with a very strict notice requirement [25][1][2]
[3][6][22][9][23][5]
[15]. The absolute key here is the mandatory 12-month written notice [1][2][3][6]. This isn't a suggestion; it's the law [3].
There's an important catch if the landlord evicts for personal use, covered by Article 26. They cannot re-rent the property for two years (residential) or three years (non-residential) after getting it back [3][4]
[7]
[12]. If they do, the original tenant might be able to claim compensation [4][7]. Interestingly, there's some legal discussion suggesting a valid 12-month notice might attach to the property itself, meaning a new owner could potentially inherit and act on a notice served by the previous owner, though this is an evolving area [1].
The Eviction Notice: Getting it Right
You can see a pattern here: the eviction notice is everything. Getting it wrong can completely derail a landlord's attempt to regain their property [1][22]. It's absolutely critical to adhere to the correct notice period (30 days for fixing breaches under Art 25(1), 12 months for specific end-of-lease reasons under Art 25(2)) [25][2][4][22][23][5][17][18][21][1][3][6][15].
The notice must be in writing, clearly state the valid legal reason for eviction as listed in Article 25, and be delivered through official channels – typically Notary Public or registered mail [1][2][6][22][15]. Failure to meet any of these requirements can render the notice invalid, meaning the eviction process cannot legally proceed based on that notice [1][22]. Precision is key.
Resolving Disputes: The Rental Disputes Center (RDC)
What happens when landlords and tenants can't agree? That's where the Rental Disputes Center (RDC) comes in 
[24]
[16][18][19]. Established by Decree No. 26 of 2013, the RDC is a specialized judicial body within the Dubai Land Department designed specifically to handle disagreements related to tenancy contracts [24][16][19]. Its goal is to provide swift, transparent, and accurate resolutions for conflicts involving rent, eviction, maintenance, security deposits, or contract breaches [19][25]
[13].
2.
Gather Your Paperwork: This is crucial. You'll need your Ejari-registered tenancy contract, IDs, title deed (for landlords), proof of payments, copies of any notices or relevant emails, photos, bills – basically, anything that supports your claim 
[10][13]
[14]
[20]. Remember, all documents must be in Arabic or have certified legal translation [10][20].
7.
Appeal Option: If you disagree with the initial judgment, you might be able to appeal to the Appellate Committee within 15 days, depending on the case value or type (eviction cases often allow appeals) [10][13]
[27]. Further appeals to the Court of Cassation are possible for very high-value cases [13].
Key Takeaways for Tenants and Landlords
So, what does this all mean for you?
•
Tenants: Know your rights! Landlords can't just kick you out; they need valid grounds under Article 25 and must provide proper notice, especially the crucial 12-month notice for end-of-lease evictions for specific reasons [25][22][1][6][15]. If you feel your rights are violated, the RDC is there to help [25]
[8][13].
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