{
    "entity_type": "article",
    "name": "Evicting a tenant in Dubai: the 12-month notice, legal grounds and Rental Dispute Centre fees",
    "url": "https://continentalclub.ae/evict-tenant-dubai-landlord-guide/",
    "language": "en",
    "description": "In Dubai, a landlord cannot evict a tenant at the end of a lease simply because the contract is expiring. Article 25(2) of Law No. 26 of 2007, as amended by…",
    "published_at": "2026-10-27T08:35:55+00:00",
    "updated_at": "2026-10-27T16:49:07+00:00",
    "publisher": {
        "name": "Continental Club Property LLC",
        "orn": "31933",
        "url": "https://continentalclub.ae/"
    },
    "faq": [
        {
            "question": "Can I evict a tenant in Dubai because the lease is ending?",
            "answer": "Only if one of the four grounds in Article 25(2) applies: demolition or reconstruction, comprehensive maintenance supported by a Dubai Municipality report, personal use by the owner or a first-degree relative with no suitable alternative property, or sale of the property."
        },
        {
            "question": "Is a Dubai eviction notice always 12 months?",
            "answer": "For eviction after lease expiry under Article 25(2), the notice must be at least 12 months and served through a Notary Public or registered mail. Eviction before expiry follows Article 25(1) and depends on the particular breach."
        },
        {
            "question": "Can I evict a tenant because I am selling the apartment?",
            "answer": "Sale is a permitted Article 25(2) ground. The owner must still give 12 months’ notice through a Notary Public or registered mail. Transfer of ownership does not itself cancel a tenant’s fixed-term lease."
        },
        {
            "question": "What can I do if a tenant is not paying rent in Dubai?",
            "answer": "Serve a notice requesting payment through a Notary Public or by registered mail. If the tenant does not pay within 30 days after service, unless the lease provides otherwise, Article 25(1) permits the landlord to seek eviction through the Rental Dispute Centre."
        },
        {
            "question": "Can I charge a tenant a lease renewal fee?",
            "answer": "No. A landlord and the landlord’s representatives, including property management companies and leasing offices, are prohibited from charging a lease renewal fee. Its non-payment is not a lawful ground for eviction."
        },
        {
            "question": "What are Rental Dispute Centre fees for eviction?",
            "answer": "An eviction claim is charged at 3.5% of annual rent, with a minimum fee of AED 500 and a maximum of AED 20,000."
        },
        {
            "question": "How much can rent be increased in Dubai?",
            "answer": "Under Decree No. 43 of 2013, the permitted increase ranges from 0% to 20%, depending on how far the current rent is below the RERA average market rent for comparable property."
        }
    ],
    "markdown": "https://continentalclub.ae/evict-tenant-dubai-landlord-guide.md",
    "content_md": "In Dubai, a landlord cannot evict a tenant at the end of a lease simply because the contract is expiring. Article 25(2) of Law No. 26 of 2007, as amended by Law No. 33 of 2008, allows eviction only on four grounds and requires at least 12 months’ notice served through a Notary Public or by registered mail. During an active lease, eviction is limited to the specific breaches listed in Article 25(1). A claim for eviction or lease renewal at the Rental Dispute Centre carries a fee of 3.5% of annual rent, subject to a minimum of AED 500 and a maximum of AED 20,000.\n\n## What a Dubai landlord can and cannot do at the end of a lease\n\nA fixed-term tenancy agreement does not give the landlord an unrestricted right to recover the property on its expiry date. If the tenant remains in occupation and the landlord has not followed a valid statutory route for eviction, the tenancy may be renewed under the applicable rules.\n\nArticle 25(2) of Law No. 26 of 2007, as amended by Law No. 33 of 2008, sets out the only four grounds on which a landlord may seek eviction after the lease term ends. The landlord must state the relevant ground in the notice and must give the tenant at least 12 months before the intended eviction date.\n\nThe notice must be served through a Notary Public or by registered mail. An informal message, ordinary email, verbal request, or a notice delivered through an unverified channel does not replace the statutory service method required by Article 25(2).\n\nThe 12-month period is tied to the eviction notice, not merely to the tenancy renewal date. A landlord should therefore distinguish between a discussion about renewal terms and a formal notice seeking possession under Article 25(2).\n\nLaw No. 33 of 2008 also revised Article 14, which deals with a party wishing to amend lease terms before renewal. A proposed rent change and an eviction notice are separate matters. A rent increase does not by itself create a right to require the tenant to leave.\n\n## The four legal grounds for a 12-month eviction notice\n\nAt the end of a tenancy, Article 25(2) permits eviction only in the following situations. The landlord’s stated purpose must match one of these statutory grounds.\n\n### 1. Demolition, reconstruction or additional construction\n\nThe owner may seek possession where the property is to be demolished and reconstructed, or where new construction will prevent the tenant from using the property. Required permits from the competent authorities must be obtained.\n\nThis ground concerns work that prevents continued occupation. It is not a general basis for ending a lease because the owner prefers to upgrade, reposition, or re-let the property on different terms.\n\n### 2. Restoration or comprehensive maintenance that cannot be done with the tenant in place\n\nThe landlord may rely on this ground where the property requires restoration or comprehensive maintenance that cannot be performed while the tenant occupies it. The property’s condition must be verified by a technical report issued or certified by Dubai Municipality.\n\nA landlord relying on maintenance should retain the report and the records supporting the planned work. The wording of Article 25(2) is directed at work that cannot be carried out while the tenant remains in occupation, not ordinary maintenance during a tenancy.\n\n### 3. Personal use by the owner or a first-degree relative\n\nThe owner may request possession for personal use or for the use of a first-degree relative. Under Law No. 33 of 2008, the owner must prove that they do not own another suitable alternative property for that purpose.\n\nIf possession is granted for personal use, Article 26 restricts re-letting to a third party. The owner may not rent the property to a third party for at least two years after repossession in the case of residential property, or at least three years for non-residential property. A former tenant may request fair compensation from the Rental Dispute Centre if this restriction is breached.\n\n### 4. Sale of the property\n\nThe owner may seek eviction where the leased property is to be sold. This is one of the four grounds expressly listed in Article 25(2). The notice must still give 12 months and be served through a Notary Public or registered mail.\n\nA sale does not automatically terminate an existing fixed-term lease. Article 28 provides that transfer of ownership does not affect the tenant’s right to remain under a fixed-term contract entered into with the previous owner. A buyer should therefore review the existing Ejari registration, lease term, and any valid notice before assuming vacant possession will be available.\n\n## Eviction before the lease ends: Article 25(1)\n\nA landlord cannot unilaterally terminate a valid lease during its term unless the parties agree or the case falls within the law. Article 7 of Law No. 26 of 2007 makes this restriction clear. Article 25(1), as amended by Law No. 33 of 2008, lists the grounds for seeking eviction before the expiry date.\n\n- The tenant does not pay rent, or part of the rent, within 30 days after receiving a notice requesting payment, unless the parties agreed otherwise.\n- The tenant sublets all or part of the property without the landlord’s written approval.\n- The tenant uses, or allows another person to use, the property for an illegal purpose or in a way that conflicts with public order or morals.\n- For business premises, the tenant leaves the property unoccupied without a valid reason for 30 consecutive days or 90 non-consecutive days in a year, unless the parties agreed otherwise.\n- The tenant makes a change that endangers the property’s safety and cannot be restored, or causes damage deliberately, through gross negligence, or by allowing others to cause the damage.\n- The tenant uses the property for a purpose other than the agreed purpose, or in breach of Dubai planning, construction, or land-use rules.\n- The property is likely to collapse, supported by a technical report issued or certified by Dubai Municipality.\n- The tenant fails to comply with a legal or contractual obligation within 30 days after receiving a notice requiring compliance.\n- A competent government entity decides that demolition and reconstruction are required under Dubai urban development requirements.\n\nFor Article 25(1), the landlord must serve the notice through a Notary Public or by registered mail. The notice should identify the breach being alleged, the action required where the breach can be remedied, and the relevant contractual or legal obligation.\n\nFor rent arrears, the 30-day period runs from service of the payment notice. Filing an eviction claim does not remove the tenant’s obligation to pay rent while the case is being considered and until an award is rendered and executed, as stated in Article 31.\n\n## Tenant not paying rent in Dubai: the statutory sequence\n\nNon-payment of rent is a common reason landlords ask how to evict a tenant in Dubai. The legal route is not immediate eviction. Article 25(1)(a) requires a written demand for payment followed by a 30-day period after service of that notice, unless the lease provides otherwise.\n\nThe landlord should be able to identify the unpaid amount, the rent period it relates to, and the date on which payment became due under the lease. The notice must request payment and should be served through a Notary Public or by registered mail for the Article 25(1) process.\n\nIf payment is not made within the relevant period, the landlord may seek eviction through the Rental Dispute Centre. The Centre assesses the claim and the documents rather than treating the landlord’s notice as an eviction order.\n\nA landlord should not change locks, cut utilities, block access, remove the tenant’s belongings, or otherwise disturb the tenant’s use of the property. Article 34 prohibits the landlord from disconnecting services or disturbing the tenant’s use in any manner. Orders relating to vacating are executed through the Tribunal under Article 35.\n\nLease renewal fees are also separate from rent. A landlord, property management company, or leasing office cannot charge the tenant a fee for renewing the lease. Such a fee cannot be treated as rent, and non-payment of a renewal fee is not a basis for an eviction claim.\n\n## Lease documents, Ejari and the renewal record\n\nThe contractual relationship must be regulated by a written lease agreement. Article 4 requires the agreement to describe the property, state the permitted use, identify the lease term, record the rent and payment method, and identify the owner where the landlord is not the owner.\n\nThe lease must also be registered with RERA. In everyday usage, this registration is commonly called Ejari. The registration record is central to a dispute because the statutory framework requires lease contracts governed by the law to be registered.\n\nFor a practical explanation of the tenancy documentation, registration process, and steps involved before or during a new lease, see [how to rent out an apartment in Dubai and arrange Ejari](/rent-out-apartment-dubai/). A complete record of the signed contract, Ejari details, rent payment evidence, correspondence, notices, and service evidence makes it easier to establish the relevant dates and obligations if a dispute arises.\n\nIf the lease expires and the tenant remains without objection from the landlord, Article 6 provides that the lease is renewed for the same term or one year, whichever is shorter, on the same conditions. This rule is one reason a landlord should not rely on expiry alone as an eviction mechanism.\n\nOwnership changes also require care. A purchaser becomes relevant to the tenancy relationship as an owner, but the transfer itself does not cancel the tenant’s fixed-term right to occupy the property. Selling a rented apartment and obtaining vacant possession are legally distinct steps.\n\n## Rent increases at renewal and the RERA calculator\n\nA landlord considering renewal may review the rent, but the permitted increase is linked to the RERA rental index under Decree No. 43 of 2013. The comparison is between the current annual rent and the average market rent for comparable property in the relevant area.\n\n| Current rent compared with average market rent | Maximum permitted increase |\n| --- | --- |\n| Less than 10% below average market rent | No increase |\n| 11% to 20% below average market rent | Up to 5% |\n| 21% to 30% below average market rent | Up to 10% |\n| 31% to 40% below average market rent | Up to 15% |\n| More than 40% below average market rent | Up to 20% |\n\nThe RERA rent increase calculator is available through Dubai Land Department services and Dubai REST. The applicable result depends on the details entered for the property and tenancy. For context on current rental data alongside the official index framework, landlords can review [Dubai rental market analysis and rental data](/dubai-rental-market-analysis/).\n\nThe statutory scale does not allow a landlord to use an eviction notice as an alternative to a rent increase that exceeds the permitted range. Nor does a disagreement over a proposed rent amount automatically end the tenant’s right to remain in the property.\n\nLaw No. 33 of 2008 allows the parties to amend lease terms before expiry. If they do not agree, the Rental Dispute Centre may determine fair rent, considering the statutory criteria, the property’s condition, market rental value for similar property in the same area, and other relevant factors.\n\n## Rental Dispute Centre claims and fees\n\nThe Rental Dispute Centre, established under Decree No. 26 of 2013, hears rental disputes in Dubai. It is the forum for disputes concerning eviction, renewal, rent claims, contractual obligations, possession, and related tenancy issues covered by the applicable framework.\n\nA claim for renewal, revocation of a lease, or eviction of a tenant is charged at 3.5% of the annual rent. The fee cannot be less than AED 500 and cannot exceed AED 20,000.\n\nA monetary rent claim is charged at 3.5% of the value of the claim. The minimum is AED 500 and the maximum is AED 15,000. Where an action contains multiple claims, the applicable fee is assessed for each claim separately.\n\n| Type of RDC action | Fee |\n| --- | --- |\n| Eviction, lease renewal, or lease revocation | 3.5% of annual rent; minimum AED 500, maximum AED 20,000 |\n| Monetary rent claim | 3.5% of claim value; minimum AED 500, maximum AED 15,000 |\n| Service of a notice | AED 100 |\n| Inspection or expert assignment | 2.5% of claim value; maximum AED 3,000 |\n| Counterclaim | Assessed as an independent action |\n\nThe RDC structure includes an appellate chamber. Whether an appeal is available and the procedural requirements depend on the claim and the decision involved.\n\nDocuments should correspond to the ground being relied upon: the tenancy contract and Ejari record, proof of ownership or authority, the statutory notice and proof of service, payment records for rent claims, written consent for subletting questions, municipality-certified reports where required, or permits and ownership evidence for an Article 25(2) case.\n\nWhere an owner uses a representative, the representative’s role does not change the statutory limits. A management company may organise documents, notices, tenant correspondence, and the RDC file, but it cannot create an eviction ground that Article 25 does not provide. Owners who prefer a representative to handle the operational record may refer to [property management in Dubai](/property-management-dubai/) for the scope of property-management administration.\n\n## Restrictions after eviction and the tenant’s return rights\n\nAn Article 25(2) notice does not remove all subsequent obligations. The legal ground used for possession continues to matter after the tenant vacates.\n\nFor personal use by the owner or a first-degree relative, the re-letting restriction is specific: two years for residential property and three years for non-residential property, measured from repossession. The restriction applies to renting the property to a third party.\n\nWhere the property has been demolished and reconstructed, or renovated and restored, Article 29 gives the former tenant a right of first refusal to return. The rent for the returned property is determined under Article 9. The tenant must exercise that right within 30 days of being notified by the landlord.\n\nFor a maintenance or reconstruction case, records of the report, permits, work, and notices remain relevant because the tenant’s rights may depend on what happened to the property after possession was recovered.\n\nEnglish translations are useful for reference, but the original Arabic text prevails if there is a conflict in interpretation or application.\n\nSee also: [buying a tenanted apartment: deposit, cheques, Ejari, notice](/articles/buying-tenanted-apartment-dubai/).\n\n## Frequently asked questions about eviction notices in Dubai\n\n### Can I evict a tenant in Dubai because the lease is ending?\n\nOnly if one of the four grounds in Article 25(2) applies: demolition or reconstruction, comprehensive maintenance supported by a Dubai Municipality report, personal use by the owner or a first-degree relative with no suitable alternative property, or sale of the property.\n\n### Is a Dubai eviction notice always 12 months?\n\nFor eviction after lease expiry under Article 25(2), the notice must be at least 12 months and served through a Notary Public or registered mail. Eviction before expiry follows Article 25(1) and depends on the particular breach.\n\n### Can I evict a tenant because I am selling the apartment?\n\nSale is a permitted Article 25(2) ground. The owner must still give 12 months’ notice through a Notary Public or registered mail. Transfer of ownership does not itself cancel a tenant’s fixed-term lease.\n\n### What can I do if a tenant is not paying rent in Dubai?\n\nServe a notice requesting payment through a Notary Public or by registered mail. If the tenant does not pay within 30 days after service, unless the lease provides otherwise, Article 25(1) permits the landlord to seek eviction through the Rental Dispute Centre.\n\n### Can I charge a tenant a lease renewal fee?\n\nNo. A landlord and the landlord’s representatives, including property management companies and leasing offices, are prohibited from charging a lease renewal fee. Its non-payment is not a lawful ground for eviction.\n\n### What are Rental Dispute Centre fees for eviction?\n\nAn eviction claim is charged at 3.5% of annual rent, with a minimum fee of AED 500 and a maximum of AED 20,000.\n\n### How much can rent be increased in Dubai?\n\nUnder Decree No. 43 of 2013, the permitted increase ranges from 0% to 20%, depending on how far the current rent is below the RERA average market rent for comparable property.",
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