What tenants and landlords in Dubai should know

In recent years, the issue of eviction of rental property in Dubai has become one of the main concerns for tenants. Rising rental prices, the sale of units, and building renovations have led many landlords to issue eviction notices.
But the main question is:
Is every eviction request legal?

The short answer: No.
Dubai's property law clearly specifies under what conditions and with what regulations a landlord can ask a tenant to vacate the property.

The law governing eviction of property in Dubai

The relationship between landlords and tenants in Dubai is regulated by the Law on Regulating the Relationship between Landlords and Tenants and its subsequent amendments. This law protects the rights of both parties and does not allow arbitrary or sudden evictions.

In general:

• The principle is the continuation of the lease agreement

• Eviction is only possible under specific and legal conditions

Eviction before the end of the lease agreement (immediate eviction)

Normally, a landlord does not have the right to request eviction from a tenant before the end of the lease agreement, except in the following specific cases:

1. Non-payment of rent

If the tenant:

• Fails to pay rent or part of it

• And does not settle the debt within 30 days after receiving an official payment notice

In this case, the landlord can request eviction.

2. Renting the property to a third party without permission

If the tenant:

• Rents all or part of the property

• Without written consent from the landlord

• To another person

The landlord can request eviction.
In this case, the sub-tenant will have the right to claim damages from the main tenant.

3. Illegal use of the property

If the property:

• Is used for illegal activities

• Or in violation of public order and morals
  It will be legally evicted (or such use is allowed).

4. Serious damage or dangerous changes to the property

If the tenant:

• Makes changes that jeopardize the safety of the property

• Or it is not possible to restore the property to its original state

• Or intentionally or through gross negligence causes damage

The landlord has the right to request eviction.

5. Use contrary to the property's designated purpose

If the tenant:

• Uses the property contrary to the purpose stated in the contract

• Or violates zoning and land use laws

This is considered a breach of contract and can lead to eviction.

6. Failure to fulfill contractual obligations

If the tenant:

• Fails to fulfill any of their legal or contractual obligations

• Within 30 days after the official notice

The landlord can request eviction.

Eviction after the end of the lease agreement

At the end of the contract, the principle is automatic renewal of the contract under the same conditions, unless the law allows for eviction.

The most important point: A 12-month notice is mandatory

In most cases, the landlord must:

• At least 12 months before the eviction date

• Through notary office or official legal methods

• Provide a written eviction notice to the tenant

Legal grounds for eviction after the end of the lease

After the lease period ends, the landlord can only request eviction under the following conditions:

1. Demolition or major renovation

If:

• A competent government entity

• Has issued an order for the demolition or major renovation of the property

Eviction is possible.

2. Need for major repairs

If the property:

• Requires comprehensive repairs or major renovations

• And it is not possible to carry them out while the tenant is present

Provided that:

• A valid technical report

• And approval from Dubai Municipality
  Are provided, the landlord can request eviction.

A very important note for tenants

• Sale of the property alone is not a reason for immediate eviction

• Increase in rent is not a reason for eviction

• The landlord cannot force the tenant to vacate without an official and legal notice

In case of disputes, the competent authority is the Rental Disputes Center (RDC).

Summary

In Dubai, eviction of rental property is subject to a specific and strict law.
The landlord can only request eviction under specific conditions and by following legal procedures, and the tenant is legally protected.

If you are a tenant:

• Not every eviction notice is necessarily legal

• The date, reason, and method of notification are critically important

If you are a landlord:

• Failure to comply with the law can result in the rejection of the eviction request

Awareness of the laws is the best way to prevent financial and legal losses.