Eviction is one of the most contentious parts of UAE tenancy law, largely because both landlords and tenants tend to only learn the actual rules once they're already in a dispute. Here's the legal position in both Dubai and Abu Dhabi, as it currently stands.
Dubai: the two categories of eviction
Under Dubai's Law No. 26 of 2007 (as amended by Law No. 33 of 2008), eviction falls into two distinct categories with very different rules.
During an active tenancy contract
A landlord can only seek eviction mid-contract for specific breaches under Article 25(1): non-payment of rent (after a 30-day written notice demanding payment goes unmet), subletting without written consent, using the property illegally, or unauthorised structural alterations.
At the end of a tenancy contract
For no-fault reasons — the landlord wants to sell, occupy the property personally, or accommodate a first-degree relative — the rules are stricter:
| Ground | Required notice |
|---|---|
| Personal use / sale / relative occupancy | 12 months, notarised or via registered mail |
| Demolition or major renovation | 24 months, with documented permits |
| Non-payment of rent | 30 days to cure, then eviction may proceed |
What counts as valid notice
Email and WhatsApp messages are explicitly not considered sufficient under current enforcement standards. Notice must be delivered via notary public or registered mail to be legally valid. If a landlord serves notice incorrectly, or gives less than the required period, tenants can challenge it immediately through the Rental Dispute Centre (RDC).
Abu Dhabi: a different framework
Abu Dhabi operates under Law No. 20 of 2006 (as amended). The core protections are broadly similar in spirit — a landlord cannot evict arbitrarily — but the procedural details differ from Dubai's system, and notice requirements for lease changes or non-renewal are shorter: two months for residential properties, three months for commercial.
Filing a dispute
In Dubai, disputes go to the Rental Dispute Centre; in Abu Dhabi, to the Rental Dispute Settlement Committee under the Abu Dhabi Judicial Department. Having your Ejari (Dubai) or Tawtheeq (Abu Dhabi) registration current is essential — disputes generally cannot be filed without it.