A common question in 2026 is whether a landlord has the right to ask a tenant to leave simply because they want to move in themselves or sell the property. The answer is yes, but the rules are very specific to prevent landlords from using these reasons as a “loophole” to find a higher-paying tenant.
The 12-Month Rule
To evict for “Personal Use” or “Sale,” the landlord must provide the tenant with at least 12 months’ written notice. This notice must be sent via the Notary Public or registered mail. Any notice sent via WhatsApp, email, or a phone call is not legally binding for this specific type of eviction.
Eligibility Criteria for Landlords
The law places a heavy burden of proof on the landlord. To evict for personal use:
- Proof of Necessity: The landlord must prove they do not own a suitable alternative property in the emirate that they could use instead.
- The Re-Rental Ban: If a landlord evicts a tenant for personal use, they are legally barred from re-renting that specific property to anyone else for a period of two years (residential) or three years (commercial).
What If the Landlord Sells the Property?
If the landlord sells the property, the existing lease remains valid. The new owner becomes the “successor” to the contract and must honor all existing terms until the 12-month notice period (issued by the previous or current owner) expires.
How DY Legal Consultants Will Help
If you suspect your landlord is evicting you in “bad faith”—for example, claiming personal use but then listing the property on a holiday home site—you may be entitled to significant compensation.
DY Legal Consultants assists by:
- Notice Validation: We verify if the 12-month notice you received is legally valid and properly notarized.
Bad Faith Monitoring: If you have been evicted and the property is immediately re-rented, our Real Estate Lawyer in Dubai will file a compensation case for you. In many cases, the RDC awards tenants an amount equal to their annual rent plus moving costs as a penalty against the landlord.
