Updated November 2026. In Dubai a landlord can only evict a tenant for specific reasons set out in the tenancy law. To end a tenancy when the contract expires, the landlord must give 12 months’ notice through a notary public or by registered mail, and only for one of four reasons: selling the property, moving in themselves (or a first-degree relative), demolition, or major renovation. Wanting a higher rent is not one of them.
Which law applies in 2026?
Rentals in Dubai are governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008. It is still the law in force in 2026. The main new law this year, Law No. 4 of 2026, regulates shared housing; it does not change the eviction rules below for ordinary tenancies. Rent increases follow Decree No. 43 of 2013 and the RERA rental index.
Eviction during the contract
A landlord can ask the Rental Disputes Centre (RDC) to evict a tenant before the contract ends only in limited cases, for example when the tenant:
- doesn’t pay the rent (or part of it) within 30 days of being formally notified to pay;
- sublets the property without the landlord’s written approval;
- uses the property for an illegal purpose or one that breaks public order or morals;
- uses it for a different purpose than the one in the contract;
- makes changes that put the building at risk or cause damage;
- breaks other obligations under the law or the contract and doesn’t fix the breach within 30 days of being notified.
Eviction is also possible when the authorities require the building to be demolished or rebuilt. Notices for these grounds also have to be served through a notary public or by registered mail.
Eviction when the contract ends: the 12-month rule
When the contract expires, the landlord can only refuse to renew and evict for one of these reasons, with at least 12 months’ notice served through a notary public or by registered mail:
- Sale: the owner wants to sell the property.
- Own use: the owner, or a first-degree relative, wants to live in it and can show they don’t own another suitable property.
- Demolition or reconstruction: with the required approvals from the authorities.
- Major renovation or maintenance: that can’t be done with the tenant living there, backed by a technical report.
A notice sent only by WhatsApp or email, a notice with less than 12 months to run, or one that gives no lawful reason, is open to challenge at the RDC.
If the landlord evicts for own use and then re-lets
A landlord who takes the property back for their own or a relative’s use can’t simply rent it to someone else straight away. The law restricts re-letting for a period after the eviction (commonly cited as two years for residential property), and a tenant who was evicted and then sees the unit re-let can claim compensation at the RDC. Keep a copy of the notice and any proof that the unit was re-listed.
What landlords can’t do
- Evict you because they want a higher rent.
- Cut off electricity, water or air conditioning, or lock you out, to force you to leave.
- Raise the rent without at least 90 days’ notice before the contract ends, or by more than the RERA rules allow.
Rent increases at renewal
Instead of evicting, many landlords ask for more rent at renewal. The increase allowed depends on how far your current rent is below the average for similar homes in the RERA rental index:
| Your rent compared with the index average | Maximum increase |
|---|---|
| Up to 10% below | No increase |
| 11% to 20% below | 5% |
| 21% to 30% below | 10% |
| 31% to 40% below | 15% |
| More than 40% below | 20% |
Check your own case with our rent increase calculator or the DLD’s rental index, and read what tenants need to know about rent increases.
What happens if the property is sold?
A sale doesn’t cancel your tenancy. The buyer takes over the existing contract and its terms. If the new owner wants the property back, the same eviction rules apply: a lawful reason and proper notice.
Received an eviction notice? What to do
- Check how it was served. It should come through a notary public or by registered mail.
- Check the dates. For an end-of-contract eviction, there must be at least 12 months between the notice and the eviction date.
- Check the reason. It must be one of the grounds in the law, with supporting documents where needed.
- Talk to the landlord. Many cases end with an agreed move-out date or a new rent.
- Go to the RDC if you can’t agree. Filing fees are commonly around 3.5% of the annual rent, with a minimum and a maximum; the RDC confirms the exact amount when you file. You will normally need your registered tenancy contract, so make sure your Ejari is in place.
Frequently asked questions
How much notice must a landlord give to evict a tenant in Dubai?
At least 12 months before the eviction date, through a notary public or by registered mail, when the contract is ending. For non-payment during the contract, the tenant has 30 days after being formally notified to pay.
Can a landlord evict me to increase the rent?
No. A higher rent is not a lawful reason for eviction. Rent increases at renewal are limited by the RERA rules and need 90 days’ notice.
Is a WhatsApp or email eviction notice valid?
The law requires notice through a notary public or by registered mail. A notice sent only by WhatsApp or email can be challenged at the RDC.
Can a new owner evict me after buying the property?
Only for a lawful reason and with proper notice. Your existing contract continues after the sale.
Where do I complain about an unfair eviction?
At the Rental Disputes Centre (RDC) of the Dubai Land Department.
Landlords can read the other side in our guide to landlord rights in Dubai. If you need to move, browse homes for rent in Dubai with video tours.
This guide is general information, not legal advice. For your own case, speak to the Rental Disputes Centre or a UAE lawyer.