Article 25(2) · Notary service
Eviction Notice in Dubai: The 12-Month Rule Landlords Get Wrong
Eviction at the end of a tenancy needs twelve months' notice, served through a Notary Public or by registered mail, on one of four grounds only. The widely repeated "90 days if the landlord wants to sell" is simply not in the Law.
Direct answer
To evict at the end of a Dubai tenancy the landlord must give at least twelve months' notice, served through a Notary Public or by registered mail, and must rely on one of four grounds: demolition or reconstruction; comprehensive restoration verified by a technical report; the owner's personal use or a first-degree relative's, where the owner owns no suitable alternative; or the owner's wish to sell.
The ninety-day period people cite is Article 14 — notice to change the terms or the rent at renewal. It is not an eviction period.
The four grounds, and nothing else
Valid at the end of the tenancy
- Demolition, reconstruction or adding buildings
- Restoration that cannot be done with the tenant in place, on a technical report
- The owner's personal use, or a first-degree relative's — and the owner owns no suitable alternative
- The owner wishes to sell the property
Not valid at expiry
- "I want a higher rent"
- "I have a better tenant"
- A notice served with 90 days for a sale
- A notice sent by WhatsApp or email
- Personal use where the owner does own a suitable alternative
The error that spread across the property web
Many sites state that a landlord wishing to sell needs only ninety days. There is no such provision. All four Article 25(2) grounds carry the same twelve-month notice. If you have received a ninety-day notice for a sale, have it checked before you make any plans.
What a valid notice contains
- The specific ground relied on, identifiable in Article 25(2)
- A clear eviction date at least twelve months after valid service
- Service through a Notary Public, with the officer's report — or by registered mail, with the receipt
- Where personal use is claimed, the position on alternative property
- Where restoration is claimed, the technical report
If the property is sold during the notice period
The RDC confirms a landlord may sell while an eviction notice is running. But under Article 28 your tenancy survives the sale, and the new owner must serve a fresh Notice if they want possession.
What to do if you receive one
- 1
Note the service method and date
These decide validity before any argument about the reason. Keep the envelope, the notary report, or the registered-post receipt.
- 2
Identify the ground
If it does not match one of the four, or the period is short, the notice is defective.
- 3
Keep paying the rent
Article 31 requires it throughout. Withholding gives the landlord a separate ground.
- 4
Respond and, if necessary, file
Challenge at the RDC with the notice, the contract, your payment record and certified Arabic translation.
Have the notice checked before you move
Send us the notice and the contract. We will tell you what the file needs to challenge it, and what has to be translated into Arabic.
Frequently asked questions
How much notice must a landlord give to evict at the end of the tenancy?
Twelve months, served through a Notary Public or by registered mail, for all four Article 25(2) grounds.
Is 90 days enough if the landlord is selling?
No. Sale is one of the four grounds that carry twelve months. Ninety days is the Article 14 period for changing the rent or terms.
Can a notice be served by WhatsApp?
No. A Notice means written notification through a Notary Public or by registered mail. WhatsApp is evidence, not service.
The landlord says they want it for personal use.
That ground requires the owner not to own a suitable alternative property, and it carries the Article 26 restriction: no re-letting to a third party for two years residential, three non-residential, or the tenant may claim fair compensation.
My contract expired and no notice came.
Under Article 6 the contract renews automatically on identical terms for the same period or one year, whichever is shorter, if you stay on without objection.
Can I challenge an eviction judgment?
Yes. Eviction judgments are among the exceptions to the AED 100,000 finality rule, so they can be appealed regardless of value, within 15 days.
Can the landlord cut services while the notice runs?
No. Article 34 prohibits it, and the March 2026 explanatory memorandum confirms Dubai Police can order it stopped and record the incident without a court order.
Do you give legal advice on my notice?
No. We check the file against the published requirements, prepare and translate the documents, and handle filing. We are not a law firm and do not appear at hearings.
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Disclaimer. General information about Dubai tenancy law, not legal advice. Legislation is cited from the Dubai Legislation Portal and procedure from the Rental Disputes Centre as published at the date of writing. Taw-Theeq Corporate Services and Legal Translation LLC is a legal support services provider — not a law firm and not a government authority.