Eviction is often the most stressful aspect of property management in the UAE. Whether you are a landlord dealing with a non-paying tenant or someone looking to reclaim your property for personal use, the process is governed by a strict legal framework—primarily Law No. 26 of 2007 (and its amendment Law No. 33 of 2008). In the UAE, “self-help” evictions, such as cutting off utilities or changing locks, are strictly illegal and can result in heavy fines for the landlord.
Legitimate Grounds for Eviction
Under Dubai law, there are two sets of circumstances for eviction: during the lease term and upon expiry.
- Immediate Eviction (During the Lease): You can evict a tenant before the contract expires if:
- Non-payment of Rent: The tenant fails to pay within 30 days of receiving a formal payment notice.
- Subletting: The tenant sublets the property without the landlord’s written consent.
- Illegal Use: The property is used for purposes that violate public order, morals, or unauthorized commercial activities.
- Structural Changes: The tenant makes changes that endanger the safety of the building.
- Eviction Upon Expiry (12-Month Notice): If you wish to evict for reasons not related to a tenant’s breach, you must provide a 12-month notice via Notary Public or registered mail. Valid reasons include:
- The owner wishes to sell the property.
- The owner intends to use the property for personal use or for first-degree relatives (provided they don’t own a suitable alternative).
- The property requires comprehensive demolition or renovation that cannot be done while the tenant is inside.
The Importance of the Notary Public
A simple email or WhatsApp message does not constitute a legal eviction notice in the UAE. To be enforceable, the notice must be notarized by the Notary Public or sent via registered mail. This creates a legal paper trail that the Rental Disputes Center (RDC) will require should the case go to litigation.
How DY Legal Consultants Will Help
Navigating the Rental Disputes Center (RDC) requires precision. Many landlords lose cases simply because their notice period was calculated incorrectly or the delivery method was unverified.
At DY Legal Consultants, we manage the process end-to-end:
- Notice Drafting: We draft airtight legal notices that leave no room for ambiguity.
- Process Serving: We ensure the notice is served via the correct legal channels (Notary Public).
- RDC Representation: If the tenant fails to vacate, we file the formal dispute, attend hearings on your behalf, and manage the execution of the eviction order with the authorities. We turn a months-long headache into a streamlined legal procedure.
