Dubai Eviction Notice Rules: 30 Days, 90 Days and 12 Months
Dubai's tenancy law is Law No. 26 of 2007, as amended by Law No. 33 of 2008. Three notice periods appear again and again in exam questions.
| Situation | Notice | Article |
|---|---|---|
| Either party wants to change the terms or not renew | At least 90 days before the lease expires | Art. 14 |
| Eviction during the lease for unpaid rent | Rent still unpaid 30 days after a notice to pay; notice by notary public or registered post | Art. 25(1)(a) |
| Eviction on expiry: sale, own use, demolition, major repair | 12 months before the eviction date, by notary public or registered post, stating the reason | Art. 25(2) |
The traps
- Before the 2008 amendment the eviction-on-expiry notice was 90 days. The exam tests the amended 12 months.
- If a landlord evicts for own use, Article 26 stops him re-letting for 2 years (residential) or 3 years (non-residential).
- A sale does not end a fixed-term lease: the tenant keeps the right to occupy under it (Art. 28).
- A commercial tenant who leaves the unit empty for 30 consecutive days, or 90 days in a year, can be evicted during the lease (Art. 25(1)(c)).
See also rent increase rules and the tenancy questions.
Frequently asked questions
How much notice must a Dubai landlord give to evict on expiry?
12 months, by notary public or registered post, stating one of the reasons in Article 25(2) of Law No. 26 of 2007 as amended.
How much notice to change the rent or terms in Dubai?
At least 90 days before the lease expires (Law No. 26 of 2007, Art. 14).
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